Development guide for the central district of Boise, Idaho

DEVELOPMENT GUIDE FOR
THE CENTRAL DISTRICT
OF BOISE, IDAHO
Prepared By
THE BOISE PLANNING
AND DEVELOPMENT COMMITIEE
In Cooperation With
STATE OF IDAHO
ROBERT E. SMYLIE, Govet7W1"
COUNTY OF ADA
ROY MURPHY, Chairman, Ada County
Commissioners
CITY OF BOISE
JAY AMYX, Mayor
BOISE REDEVELOPMENT AGENCY
H. WESTERMAN WHILLOCK, Chairman
TASK FORCES
Architects, Engineers and Planners
CHARLES HUMMEL, EARL J. REYNOLDS, JR.
Co-Chairmen
Legal- PAUL ENNIS, Chairman
Retail- W. H. BURKE, Chairman
Public Information- EUGENE DORSEY, Chairman
COORDINATOR AND ECONOMIC DEVELOPMENT
CONSULTANT
Ernst & Ernst- MARCEL LEARNED, Partner
-JOHN H. MONTGOMERY, Manager
-GILBERT G. McCoY, Director, Economic
Planning and Development
REAL ESTATE CONSULTANT
Charles Detoy, Coldwell, Banker & Co.,
Los Angeles, California
URBAN LAND INSTITUTE-CENTRAL CITY COUNCIL PANEL
NEWTON C. FARR, Chicago, Chairman of the Panel
ROBERT T. NAHAS, Oakland, President of the Urban
Land Institute
WILLIAM S. BALLARD, Boston
JOHN W. CoMBS, Willowdale, Ontario, Canada
JAMES B. DOUGLASS, Seattle
F. LAWRENCE Dow, Hartford
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P. 0. BOX 1638
Citizens of Hoise
Governor and Legislators, State of Idaho
Chairman and CornmicswnHs. Ada County
)!ayor and Council. City of Boise
Clw1rnwn and .'\Iembers, Bois<' Redevelopment Agency
Hu.<ines-< and Prop(•rt~· Owners in Roi~e
G~ntlemer.:
A~ part of a prog-ram to re,·italize Boise City, we are presenting thi~
Dev~lu]Hllent liuJde-a nompre':lens1ve report setting: forth the da·elopment
pbn< ar"l prc•gram~ ne~e"oary to estahli~h the needed activities and facilities
to ""PP••rt thi> :regic.nal area and the State.
Th1~ Development Guid<' j_;; haoed upon a firm foundation of studies by
ec''""m" an,J r~al ~,tate nm-;ultant;, planners and community design
~r~··:ah<:o, plus 'ix nutiona'ly recognized ~ommunity development expert>'
d t!-_,, l'r'""' l.and ],,titcott·. How~ver, the Guide is firstly the product of
H, •. _.,. , lliz'"" "'"I-<' thm: lOll buemess people han• gi,·en of th~ir money, t'""' "'"! r:d•-r•t:< t" .'~t th~ stag-e frw BnL<<"'> future. In addition. City,
(_',n,nty and ,.;t,.k ,,tfJ, ial-; ,,!l(j thell· •taff< h2xe heen most helpful
Aft,-•· o·nrdl:l ,u,.;y "f the ont·noll Roi"e area, the Committee ha~
,.,,uhdc·,; the hea,-t ,,[ tht• lin· 0< the· ana when• immediate attention
<h<•uld l•t· I• tl:t· fu:J,•s!ng· "ma_:,,r pnll•l<·ms tl-.at ar<· affecting- the
h'' """II• ,[ all t :liz<"" ,,n,l 1-u~in·_,,,,, tl,nmgh.mt the community.
~ Tht• ~'panding- Cit' m·ed~ additional fund~ for public impron·ment~
m man~ of tht• ~uburban areas n·centl} annexed-yet 1t< major
tl-.c· hc:,iJ:e_,, and pr"[".:rty .,,.,-, .. ,.~ in th~ c~ntral
rr·•YI<iin,- :<--~tax fur_d< il(·~au~e of ph~·;i~al and
c-XI'"''i~nc·•·d '" pact. Y<'"-r-
~ :rh~ gr'!" ing ('it} ne<Cd~ new l'"~·roll~. indu~tr~ ._and other support·
mg- hu~lnt·~~-:cet the .k·c·h"ll';!: ;tppr-arann·. the l'mdequacy of pal·k­ing:,
and thu ,,,·,.ra:J c-c''·""n'i' r.ea!th ,[ th~ central rli.,triet an•
r<·ftected "' "" n,,,,,.,j ,-a··,,n,·it··. den(·"•ing retail :<al~'. ndd~d
traffit· ,-,ng;~,tl'Jrl an'i :·,."- "~''· phy-kal lmpro,·ements . .\lost im­purtantly.
tl-.<-<<- t·nn·litinn~ 1-.aV<· d:c<cnarage'l firm" from inve.•ting
m r_(·W ,,,,] ,,. ••:<pRr·lm;.:- fa<>li!it-, f,, th 1!1 tht· Ci:y and :h" n·g:ion
~The ci_ti7~n' and hu~inP~"''" uf BoiHe net•d new public faciliti~~ for
t•ducatwnal. cultural and re.-reatinnal attammt•nt and to ~upport
huHiness g-ro,.th-yet nn •\h'n·-•ful plnn_, ,,,. prc.grnm." han· Lc·c·n
pre<ent<><i forth~~" impruH·n:c·nh.
T, attat·k the~t· prohl~m- and t,, tak.· :.Hh-antag<· ll' cc·unum:,· OPI'<•l'·
tunitJe• nvai;ahle to Ihn-e, the !_'nmnutt~e ha, t·n,luatt·,; a numbt•r c·f
fea~1ble •ievelopment proj(·d~ thal ~an be· a~te'i upn:1 now tu <ro·:,tt• ar. ml­!
Jron·d city center and to pr<Jvitle adde<l e~n, .. m,,· ~uppnr: f,,,- tn:a: <Clnl·
munity denlopmem_ E~•~ntially the prt•po-,t•d dc•v,•lopnwnt" "''<'
~A cultural center containing an auditorium. ~on.-ention hall. librar•
and state historical museum lL> be <"tabil~ht•d ne:cr thP Cap1tol at
c,n c·arlv rlate. This would re"ult in bring-inc; a<kitinnal touri_<t~.
-hopp(·r·, anti in~nme to the City and would provide c;reatly ,,•e;kd
publit· f"cilitie~ for the u,e of all Roi~e ~itize'l.< and ""itor.;;
A Non-profit Corprwation to Create a Dynamic Plan and Sound Guitk frw Greater Boise Dtl>elopment
~A goYernm<Cntal cen!O'r loeated near the Capitol to pr?vide for
needed State, County and mumripal governMent buildmgs now
and for the future. This area will generate increasing employ·
nwnt and income, and create a regional image for Boise that should
attrad ~uhstantial pnvate capital for other city Improvements.
~A ~edica\ ~enter "''ith hospitals, professional oflkes and possihl<'
medJcal ~~hool for development east of the City center. Such a
rlevelopment wdl pro,·ide hetter services for Boise citizens and
ad<i to the total inHstments in the area, further strengthening the
Cit~··s important regional position.
~ ('r...ation of a downtown r<'lail cure to serve not only Boise City
but the entire regwn as a full line shopping center. Ennswned as
part of the plan is provision for convenient parking. diversified
and full lines of merchandise in one location, and ease of pedestrian
movenwnt from one "tore to another.
~·ailure to re~ognize and act on these dty center problems and de­,
·ek-pme~l potent1al~ ~an adversely affect the maJority of Citizens and
l>ue:m'<o'e> in flo1se. To illustrate this, consider the following consequences:
~ F':'rther de~tntralization and hu~iness mo~·es from the central core
wlil bnng ado:kd tax bu:rrlens to md1vidual home owners, since de­a~
a~<Cd city eenter taxes t·an be exped<Cd with further physical
<lt-terioration and huoiness <leelines.
~ !.'<~mnwn:ial '"'d ~(·rvit-e firms in the ~entral district that are
presently g:en~ratmg prvtlts will find f<Cwer bu~me~s opportunities­hey
ean be(',,me n;arginal op~rators and may even be forcerl to
.-i.,se.
~ Cc·l'tral •hot•·iet property will ha.-e fewer tenants able to pay
•atl•faetm-y rent:;, "!'.J tax. a;~e">menb based upon market value
uf ,-,c·ant prupt-ny wlil <·nntmue to declll~t·.
~The emirP e"mmumty !'ml_ iB_ fut:Jre will l, seriously affected if
aetl,•n 111 the e~nl!·ai ch_<tnet ,_, nnt taken t<, implement this pro­g-
ram which g;,·es c•·n~idera\i(•n to all Boise c-itiun~.
Tht• tmw t" •·arrv nut .r .. ,·~J.,pnwnts propo:;ed her<>in is no"·· The Boise
l':,uu:ing- <>n•l o~,,~l;,pmc·nt C'c•mmitt~e n·eommend_< that this plan and
rl']h•rt hc· g;vf'n -envu.- ~tudy and he adopted a~ a guid(' for development
":· R",,,.·, n•:Jtral c·::;:. Thi~ plan ar.d prug:ram will provide a ~onsistent
ba~i< :"nr C:ty C"uneil. 1'1""'""1-: C"rnmis"ion and Hede,·elopment Agency
Pndc;:.t\L••"' <·f fc:tc:n· nnplementatwn program~ and rl~velupm;,nt proposals.
Th:_- Pn·el<.•pment (;ui•l<· "l"o inform~ ]t><'al ~itizen_,, and in\'e5IOF and de­,-
e:nppr,; thn,ug:hout the "-(Jrld of Rol~.,·~ mtentwn to establJSh an out­'
tou:dmg: iu:un'
Re>pedfu!ly suhmitted,
ROI:;;E PL,l-););I);G A);D DE\'I:;LOP:'IlEI\'T
CO:'IDII'171:E. I);C.
DEVELOPMENT GUIDE FOR THE CENTRAL DISTRICT OF BOISE, IDAHO
CONTENTS
PART I-SUMMARY OF PLANS Problems Viewed 19 Core Area Plans 36
AND PROGRAMS 5 Increasing Vacancies 19 The Cultural Center 38
Scope and Purpose 6 Decentralization 19 The Retail Center 42
Declining Retail Sales 20 The Government Center 46
Basic Concept and Potentials for Declining Tax Base 20 Other Core Area Improvements 48
Central City Development 8 Increasing Traffic and Parking Traffic, Parking and Public
Core Area Proposals 9 Problems 20 Transit Community Cultural and Con- 50 Failing Transit Service 21 Traffic 50 vention Center 9
Regional Retail Center 10 Deteriorating Appearance and Parking 52
Governmental Center 10 Building Conditions 21 Public Transit 53
Other Core Area Proposals 10 Past Accomplishments Evaluated 22 Supporting Area Plans . 55
Surrounding Area Proposals 11 Physical Improvements Viewed. 22 The Couplet 55
Planning Programs Initiated 22 Capitol Boulevard 56
Couplet Area 11 Redevelopment Agency Formed 22 Medical-Professional Center 57
Capitol Boulevard 11 Other Area Development 58
Medical Complex 11 Studies Initiated 23
Other Land Uses 11 Actions Taken 24 PART IV-PROGRAM FOR ACTION 59
Traffic, Parking and Transit 12 Action by the Boise Redevelop-
Parking 12 PART III-ELEMENTS OF THE ment Agency 60
Traffic Access and Circulation. 12 PLAN 25 Planning for Renewal Programs . 61
Public Transit 12
The Boise Region . 26 Using Urban Renewal 61
Development Program 13
The Boise Economy-Its Growth
Action by the City 64
Actions Required Now 13 and Potentials 28 Action by the County 64
Citizens and Public Support Needed 14 Employment Growth 28 Action by the State. 64
Population Growth and
Action by the Chamber of Commerce 65
PART II-BACKGROUND FOR Annexation 29
DECISION 15 Market Potentials and Action by Private Property Owners 65
Formation of the Boise Planning
Development Goals 30 Action by Merchants and
and Development Committee 16 The Central District 32
other Businessmen 65
Preparation of this Development Strengths and Weaknesses 32 Action by Citizens. 65
Guide 17 Land Uses and Prospects 34 In Conclusion 65
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"Boise has reached a critical turning point in its growth.
Establishment of a broad development policy now can increase
the potential fo1· an expanding economic base to support a richer
life for a growing population."
Without an action program based on a comprehensive plan,
the community could -well lose opportunities to progessive centers
in other parts of the region. This is a time of challenge for
Idaho's Capital City."
URBAN LAND INSTITUTE
1966 Report to Boise Citizens
The Central District of Boise is the single most important
concentration of business activity in the State. Its future de­pends
on action taken by the community now to insure that this
area continues to support the economic well-being of citizens
and businesses in both Boise City and Ada County. This De­velopment
Guide gives direction to the program ahead for Boise.
BOISE PLANNING AND DEVELOPMENT COMMinEE
Part /-Summary of Plans and Programs
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~ SCOPE AND PURPOSE
~ BASIC OONCEPI' AND POTENTIALS FOR
DEVELOPMENT
~ CORE AlUlA PROPOSALS
CommUnity Cultural and Convention Center
Regionai Retail Center
Govermnental Center
Other Core Area Propoaals
~ SURROUNDING AREA PROPOSALS
Couplet Area
c&pitol-~oulevard
Medical -Complex
· Other r,.Dcl Uaes
~ TR.AFFlC, P'ARKJNG AND .TJL\Nsir
" TraffiC Aecess and Circulation
Parking
Public Traasit ·
~ DEVELOPMENT PROGRAM
Actions Required Now
Citisen and Public Support Needed
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SCOPE AND PURPOSE
Presented on the foUowlDg pi&ge8 is a Development Guide
for the Central District of ~. This ~ is first a atatement
..of objectives setting forth basic development goals and the spe­cific
planning proposals neceSsary to prodoce an attractive and
efficient city center that , will proVide added economic. ·BUP­port
to the total eommnnity and its citizens. More important, it
is an action program for the eommnnity to initiate and fully
illlplement if it is to take advantage of the opportnnities pres­ently
available for City iuiprovements.
The basic objectives of this plan and program emanate from
action of the Boise Planning and Development Committee, which
for the past 18 months bas nndertaken specialized eeonolliie, real
estate, marketing, arebiteetnral, engineering, planning and traftle
stodies in order to determine the best approseh to improved City
development, The Committee bas sopported the deliberations
made. by more than lOll Boise citizens and profesmoDals ·who
make op the speeialized task forces formed to erestea sound Qd
workable program. The. sPecific recommendations and proposals
encompass ~d.ose, traftie circolation, pnblie f~ilitieli, alld .devel­opment
activities .within the City's Core Area bonnded by Front
. Street to the south, Third S~to the east, Washington Street to
the north, and Twelfth Street to the west. Stndy was alao given
to planning needs· and develOpment prQBpects ·for a IIUlTollnding
ue.a that is. defined as the Central Di8triet.. and to its primary
aceesaes- the Cooplet and Capitol Boulevard.
n; purpose of the plan is to serve as a gnide fOr both public
and private investments doring the next 16 years. It is nQt a
picture of what Boise's downtown ~ be Jib in 1986 ~ 1990,
Future development of Boise's city center will require progressive
· public and. private action over a period of: manY years. Work of
the CQinmittee to helP implement some plans and prognuns dur­ing
the past :Year is· but a small begi~ning of a major and con­tinuing
task.
This report, however, together with graphics presented
herein, oft'ers a general framework f~ futnre development by:
(t) designating major land uses in appropriate locations; (2)
setting forth 11tandards for development to enhance existing and
futnre investments, both private and publit; (3) providing a
consistent yardstick against which individual and eommnnity
proposals for redevel()lltnent or public action can be measured ; ·
and (4) recommending a program of action Decer•ry to turn
plans into realities.
BOISE CORE AREA
D CENTRAL DISTRICT
The Central District is the single most important concen­tration
of commercial activities in the Boise Metropolitan Area.
It is the City's main source of income, employment and business
activity, and its major tax supporter. This area has undergone
significant change in recent years, and increasing problems are
faced by its residents, businesses, property owners, shoppers and
visitors. Action is required to overcome problems and take advan­tage
of development opportunities that exist within the area.
CORE AREA
Within the Central City Area is a compact business core
of approximately 170 acres containing offices, retail stores, hotels,
government centers and other public and commercial activities.
These functions, along with the new cultural activities, can be
further developed here. The Core Area has received detailed
study by the Boise Planning and Development Committee and
major planning recommendations in this report deal primarily
with this area.
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.";..:·<,
BASIC CONCEPT AND
POTENTIALS FOR DEVELOPMENT
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Four basic concepts are proposed as guides to development
of the city center that fulfill Boise's historical role as the major
retail, business, government, and cultural center of the region
and the State :
.. The nucleus of the Boise's Central District is the Core
which should be compact, adapted to a pedestrian walk­ing
scale, and redeveloped to provide new and improved
facilities and services for Boise citizens and visitors.
~ Parking reservoirs should be developed in and around
the Core to intercept traffic at less congested points.
.. Conflicting traffic should be separated, and through traffic
routed around the Core to minimize pedestrian-automo­bile
conflicts.
~ Balance between the circulation system and land use
system should be developed in a way that private auto
transportation is adequately supplemented by public
transit.
The word "central" presents a concept of a concentration
of activities which distinguishes Boise's Central District from
all other areas of the City. This central area should retain its
traditional role as the City's center of administration, govern­ment,
finance, retail sales, and cultural and entertainment activi­ties.
This area should be the natural focal point of metropolitan
passenger transportation and should tie the Boise Metropolitan
Area together into a functional, unified city. A number of econ­omic
and social factors studied by the Committee have led to
these conclusions.
Employment, population and income have all increased in
the Boise Metropolitan Area during the past several decades.
Projections for future area growth indicate that population will
double by 1990 and that 67 per cent of the total employment will
be in trade, services, and government by 1985.
Growth prospects indicate that future land development
projects can be undertaken for continued expansion and concen­tration
of retail operations, government and office buildings,
cultural and entertainment facilities and other support services;
and that planned location of major facilities in the Central Dis­trict
adds to the economic, cultural and aesthetic values of the
entire community. Growth requires that the problems of traffic,
parking and transit must be solved to provide convenient trans­port
of workers, shoppers and visitors to the Core Area. In solv­ing
these problems, potentials for parking structures and transit
operations will also improve.
CORE AREA PROPOSALS
The following Core Area proposals are based on comprehen­sive
land use analyses, studies of real estate markets, planning
concepts, and community facility needs. During 18 months of
study, alternative plans were developed, examined and evaluated
by citizens of Boise, and by nationally recognized community
development specialists to provide a sound development program
which is feasible for implementation at an early date. The
resulting proposed functions and concepts considered for the
Core Area are complementary so that each contributes toward
the development of a strong city center within a changing
metropolitan pattern.
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f'oncept of Community Cultural and
Conv~.>ntion C~.>nt~.>r
As the nucleus of the Central District, the Core should
contain the highest intensity of building development with major
centers for retail, government, and cultural activities with sup­porting
land use functions. The adjacent area should be an at­tractive
and functional zone of transition in which uses and
intensity of the development gradually change from the Core's
concentrated commercial and public uses to a grouping of sur­t
·ounding support functions.
Community Cultural and Convention Center
There is an immediate need for a 2,500 fixed seat concert­hall
type auditorium and adjacent convention facility, and with
related cultural attractions including a new City Library and
State Historical :Museum. These facilities, with supporting park­ing,
are feasible now and should be located east of Capitol Boul­evard
and in a nine-block area bounded by Front and Idaho.
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Regional Retail Center
~ Architects conception of
the possible retail mall de­velopment.
The twelve-block area west of Capitol and bounded by Front
and Bannock should be redeveloped and up-graded as a regional
shopping center. Treatment in the northern part of this area
would consist mainly of improvements to exisiting structures;
redevelopment in the southern sector should include new major
retail uses and parking facilities. A limited mall treatment along
Ninth Street could help define this area as a regional shopping
center and improve the flow of pedestrian traffic between retail
establishments.
Governmental Center
State, County and City governmental facilities should be
centered in the area around the State Capitol. Work of the Boise
Planning and Development Committee during the past year has
helped to define locations for new State facilities in the six­block
area as shown in the adjacent photograph. Acquisition and
planning of this area by the State is contemplated during 1966.
Further detailed studies by the City and County will be
needed to pinpoint locations for their specific facility require­ments.
A city hall and or joint city-county building are two
possible development alternatives.
Other Core Area Proposals
Rehabilitation of other areas within the Core should be
initiated to provide for central location of firms that may be
displaced by the developments previously proposed. Provision
for adequate parking is one of the primary land uses that should
be considered for these other areas.
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A Proposed State and local governmental centers.
I
SURROUNDING AREA PROPOSALS
The following proposed developments and improvements
outside the Core Area, but within the defined boundaries of the
Central District and its major access, are required to support
Core Area functions and to take advantage of new land use
opportunities. These developments, while needed and feasible
for private undertaking, will not come about unless the pro­posed
Core Area projects are implemented.
Couplet Area
As an entrance to the City, the Front and Grove couplet
should be developed in an aesthetic manner with appropriate
setbacks and landscaping for traffic-serviced commercial, tran­sient
and related facilities. A number of existing businesses in
the Core will find this area an improved location for their opera­tions.
Capitol Boulevard
As the focus to Idaho's seat of government, this boulevard
should be cleared of clutter, confused traffic patterns, objection­able
signs, and deteriorated structures. An aesthetic pattern for
improvement as accomplished on Sacramento's Capitol A venue
should be considered for Boise.
Medical Complex
East of the Core Area substantial medical facilities and
hospital complex are already established. Continued development
of these activities should be undertaken here and future land
reservations should be considered for the medical complex pres­ently
proposed for Boise.
Other Land Uses
Areas in the Central District north of the Core should be con­sidered
for multi-family residential structures. Properties west
of the Core are logical extensions for commercial activities that
require close-in locations, or support the primary Core Area
functions proposed.
Clll
~ The approach to Idaho's
Capitol.
T The approach to California's
Capitol.
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TRAFFIC, PARKING AND TRANSIT
The projects proposed for the Core and surrounding area
must be accompanied by a new concept in the handling of pedes­trian
and automobile traffic with provision for transit facilities.
Traffic Access and Circulation
Changes will be required in the Central District's present
traffic plan to accommodate the major developments proposed
and to bypass traffic not destined for the Core Area:
~ Access to the Core should be improved with bypass routes
for through-traffic by early easterly extension of the couplet;
further utilization of the 1966 River Street improvements;
completion of Interstate SON; and by other highway ex­tensions
shown feasible by studies presently underway.
~ Circulation within the Core should be modified by establish­ing
a loop and/ or couplet road system to accommodate the
possible superblock developments for the retail and cultural
center, and by making changes in the present one-way
traffic to permit two-way flow on certain designated streets.
Parking
Two thousand additional parking spaces will be required to
serve the proposed Core Area developments by 1975. Parking
areas should be developed in proximity to major Core Area
projects and as part of the Front-Grove couplet. The concept
proposed is shown in the adjacent picture with overhead bridges
for safe and easy access to stores and other facilities.
12
Public Transit
Public transit must be upgraded to provide improved ser­vices
for Boise citizens. Municipal ownership of the transit sys­tem
should be carefully considered by the City to accomplish
this objective.
T Proposed parking with overhead bridges
DEVELOPMENT PROGRAM
Action and support by the entire .community is now re­quired
if the plans, projects and programs recommended in this
report are to become realities. Since its first studies were initi­ated
the Boise Planning and Development Committee has taken
steps to implement recommended programs. The Committee has
conducted extensive public information programs to inform local
citizens of proposed improvements. They have reviewed develop­ment
concepts with community planners and nationally recog­nized
central city experts, and have tested the feasibility of
proposed projects with property owners and potential Core Area
tenants who would expand or locate here. These efforts, however,
are only a small part of a program that requires continuing
action and broad community support.
Actions Required Now
To establish proposed Core Area projects, and to further
implement efforts, the following activities must be carried out
to give added support to total community development.
Detailed plans of proposed Core Area developments will be
required at an early date. They should be prepared in cooperation
with public and private groups and should include:
~ A General Neighborhood Renewal Plan to precisely de­fine
land uses and development programs for the Core
Area .
., Specific project redevelopment plans for the cultural­auditorium-
convention center, retail center, and govern­mental
center .
., Financial plans and development timetables best suited
to the above projects and to the financial capabilities
of the City, its taxpayers and private developers.
A development program will be required to bring about phys­ical
changes through the coperative efforts of private and public
groups to undertake:
., Urban renewa.l where necessary.
., Public parking programs for required offstreet parking
facilities.
., Organization and promotional efforts to expand existing
Core Area firms and attract new ones.
~ Other Central City Area improvements for building
modernization, better merchandizing, more adequate
vehicular access, circulation and traffic control, and a
general upgrading of facilities and services.
13
Citizen and Public Support
Citizen support of public and private actions will be needed
to carry out the proposed programs that the Committee believes
will lead to an improved Central District that can better support
all of Boise's businesses and residents.
The Boise Redevelopment Agency, under the direction of
the City Council and in cooperation with private enterprise, is the
organization best qualified to take the lead in carrying out physi­cal
redevelopment of the Core Area. Its program should follow
that set forth in the State enabling legislation and give con­sideration
to support provided under the Federal urban renewal
act. It should not, however, overlook the prospects of new State
laws that could permit renewal programs to be financed at the
local level.
The City Council and Planning Commission are required by
law to review and approve all plans and programs of the Redevel­opment
Agency. The City should also initiate studies to provide
adequate public parking, and to create a governmental complex
in cooperation with the State and Ada County. They should also
initiate a capital improvements program for the total city area
so that proper programming of Core Area developments will
be integrated with public improvements needed in other parts
of the City.
Ada County should plan closely with the City to provide
necessary space for future expansion and give consideration to
a possible County-City building.
14
The State should develop plans for use of property it is
acquiring in the Core Area. Development of these plans should
be in cooperation with City and County officials and the Rede­velopment
Agency. The State should also review present urban
renewal legislation to insure that all avenues for project financ­ing
are available.
The Greater Boise Chamber of Commerce should provide
added Core Area support through its Merchants Division by
creating a Downtown Retail Group to undertake cooperative
promotional and development programs. It should further
strengthen its economic development effort for tourists, conven­tions,
industry, education and other sources of community in­come.
Private property owners should initiate individual programs
to improve and upgrade their present properties, provide proper
locations in and near the Core Area for firms that may need to be
relocated by redevelopment activities, and give added support to
downtown improvement programs of the Chamber, Redevelop­ment
Agency and City.
Merchants and other businessmen should evaluate their
future potentials and cooperate with the Redevelopment Agency
and private developers to assure themselves expansion or im­provement
opportunities in the Core ~rea.
Citizens of Boise should become better informed of the roles
taken by the Redevelopment Agency and City to improve the
Core Area and the service it gives the community. The informed
citizen will better understand the need to support necessary
legislation and bond issues for such public facilities as the
Auditorium-Convention Center.
I
I
I
I
I
I
Part //--Background for Decision
~ FORMATION OF BOISE PLANNING AND
DEVELOPMENT COMMITI'EE
~PREPARATION OF THIS DEVELOPMENT GUIDE
~ PROBLEMS VIEWED
Increasing Vacancies
. Deeentnilization
. Declining Retail Sales.
Declining Tax Base
others
~ PAST ACCOMPLISHMENTS EVALUATED
PhJ'Sleal Improvements Viewed
.·· Planning Programs Initiated·
Redevelopment Agency Fonned
~ STUDIES INITIATED
~ACTIONST~
·1111
FORMATION OF THE BOISE PLANNING
AND DEVELOPMENT COMMITTEE
During the later part of 1964 a group of prominent Boise
busines::; leaders met to study and revie\\· business activities in
the City. They had witnessed and experienced a growing decline
and decay that was adversly affecting this area's businesses and
their contribution to the City's economy and tax base. They
recognized that unless action was taken immediately to insure
continued deYelopment of this important central area, Boise
would soon find that its city center had become a liability to the
community and its citizens as have many downtowns in other
parts of the country.
As a result of their preliminary meetings and studies, they
defined several facts about the heart of the City.
~ This Central Area has been the hub of statewide, regional
and local financial, government, business and retail activi­ties
and a major source of economic strength for the sur­rounding
metropolitan area.
~ This part of the City has been weakened and continues to
be weakened by decentralization of government offices,
retail operations and other business firms who find lo­cations
for expansion away from the central area.
~ There appears to be little prospect for replacing any of
these lost activities with new developments and other
businesses may leave unless action is taken to create a
new center environment.
~ Land ownership patterns, taxes, lack of any past coordin­ated
planning and development program have all helped
to lessen the importance of the City's core- keeping out
new developments and prohibiting the feasible expansion
of existing downtown operations.
If this area is to improve its economic position and give
added support to the community, an organization should
be formed to carry out necessary planning and develop­ment
programs and prepare a Development Guide to be
used by the City, County, State and other interested
groups in programming their efforts to improve Boise.
The Boise Planning and Development Committee, Inc., ·was
formed in January, 1965, as a result of these preliminary studies
and meetings. Since that time the Committee's work has been
directed by many leading citizens and has been supported by
many others throughout the community who have pledged sub­stantial
funds and have contributed their time and talents to
prepare this Development Guide - a practical and feasible de­\'
elopment plan and program for Boise's central city area that
can he implemented by action on the local level.
T Committee presentation to Chamber of
Commerce and city officials.
PREPARATION OF THIS DEVELOPMENT GUIDE
The Boise Planning and Development Committee recognized
that creation of a workable development plan and program for
Boise's city center would be best accomplished through sub­stantial
local participation. The Committee has received con­tributions
from many local citizens and businesses. They also
enlisted personal and professional services of persons and firms
in Boise who had special skrils and qualifications in handling
various phases of this study program. These people have partici­pated
in four task force groups which have dealt with the study
problems and have played a key part in the preparation of this
Development Guide. These task force groups included:
~ Architects, Engineers and Planners- who have provided
the Committee with specialized AEP services needed to
define and present developments proposed for the study
area.
~ Retail Executives - who have given special study and
consideration to improved retail and service operations in
the Core, and have analyzed potential retail markets and
possible mix of retail units that might be expected with
pmjecterl population and income growth.
~ Legal Counsel - who have reviewed, analyzed and
recommended legislative and other methods to implement
the proposed developments, and have participated in
sponsorship of State enabling legislation resulting in the
formation of the Boise Redevelopment Agency which can
undertake urban renewal programs.
~ Public Information Specialists - who have provided the
Committee with programs to help educate and inform
the community regarding plans and other activities
necessary to carry out developments in the City Center.
Special acknowledgment is given to these task forces and
their members at the end of this report.
...,. A study group of architects,
engineers, and planners.
17
Seven essential steps have been carried out by the Boise
Planning and Development Committee in preparing this Develop­ment
Guide and in helping to implement its recommendations:
18
~ Public agencies, private organizations, and individuals
were organized into the task forces-study and action
groups created to define needed planning and development
programs.
~ Studies were undertaken of Boise, its central area econo­my
and factors affecting development.
~ Analyses were made of public and private development
projects needed to overcome problems, support existing
businesses, and take advantage of growth opportunities
with resulting emphasis given to concentrated centers
for:
• Convention, auditorium and
related cultural activities
• Governmental facilities
• Retail operations
• Medical facilities
~ Analyses were made of land use and traffic patterns that
affect access and ties to the central part of the City and
to other City areas so as not to overlook the importance
of surrounding developments.
~ Preliminary plans were prepared based on the above
studies and reviewed during the latter part of 1965 by
local citizen groups, and by experts from the l...'rban Land
Institute who conducted and prepared their own study
which has helped to insure practical application of de­velopment
recommendations and has given added direc­tion
to the plans as set forth in this Development Guide.
~The concepts of this Development Guide were presented
to the community setting forth the plans and programs
necessary to impron the future of the central area and
the well being of its businesses and citizens.
~ Implementation of development recommendations includ­ed
in this Guide was undertaken early in the study so
that. as this report is presented, action programs have
already begun and remain to be carried out by local
citizens and private business organizations in cooperation
with their City and its Redevelopment Agency.
.A. Second and third floor vacancies.
Poor sign control .A.
Y Denlopment of outlying retail centera
PROBLEMS VIEWED
The first task of the Committee and its task force was to
determine the problems affecting the economic well being of
the city's heart. Some of these problems were readily apparent
f rom visual inspection, while others were determined from studies
and evaluation of land use, economic and other data.
Increasing Vacancies
Over t he past years increasing retail and office vacancies
have been experienced. Vacancy rates in competitive Core Area
office buildings exceeded 16"; late in 1965. Completion of the new
Federal building will pose further problems. Vacant retail stores
·md second and third floor vacancies above existing retail oper­ations
as shown in the above photographs are becoming increas­ingly
apparent.
Decentralization
Increased urban growth, available outlying land at lower
costs, declining appearance of the downtown and lack of any city
center development plan and program has resulted in decisions
to locate business and government facilities away from the City's
Core Area and outside City boundaries. While develqpment of
outlying retail centers has not yet resulted ir. r~location of any
major downtown stores, increased pressure by shopping center
developers is being felt on Core Area merchants. These busi­nesses,
some of which wish to expand downtown, cannot do so
without the creation and implementation of a plan and develop­ment
program for the Core Area - a primary objective of this
Development Guide.
19
RET AIL SALES
(IN MILLIONS OF DOLLARS)
........
.• ~s otlllllllll/llf
,,N\'fi:.~
I ~
~
20 353
.~..,
t>.OP.
Os R<">'<J: L"ITY•
. ~ .
•Prmarity the Central District
-t t
!
(SOURCE· U.S. BUREAU Of CENSUS, CENSUS OF BUSINESS\
Declining Retail Sales
PERCENT CHANGE
+ 23'"\.
....
Retail sales in Boise have declined while substantial in­creases
in sales have been experienced in Ada and Canyon Coun­ties.
This decline is evidenced in the lack of few new Core Area
retail developments. Without increased retail sales, property
owners are unable to obtain added rents which can be invested
back into more modern or new retail establishments.
20
Declining Tax Base
Since 1955 the percentage of Core Area real estate taxes
supporting many City functions outside the Core has been de­clining.
This was true even before major annexation programs
of the City were begun in 1962. Unless this trend is reversed
added tax burdens will be forced on homeowners to provide for
the increased community services resulting from suburban
growth.
DECLINING CORE AREA TAX BASE
(Percent Core Area Asseument to tot1l dty)
60 I
I
· ~
I
LA No I 50
I
............... I
... I
30 ~
20 BUILDINGS
t •
to
ltSS
•s.glnn•ng of m•jor City an:"texations
(SOURCE ADA COUNTY TAX RECORDS)
'
......-.._., I I
I
I
tW> l
Increasing Traffic and Parking Problems
i',
t 2
::""1111
t 5
Added mobility of Boise citizens has increased traffic con­gestion
in the Core Area. Many shoppers drive several times
around a block looking for parking spaces before using the few
parking lots available. Some streets have already reached the
limit of average daily traffic unless street parking is eliminated
or bypass routes around the Core are established.
"''"'~!-..-.. ,,...._
tlb· .. -i:
-~.
_._.. ,.~
.A.. Added traffic problems.
Inadequate sign regulations . .A..
,. Unuseable upper floors.
Deteriorated public improvements. ,.
Failing Transit Service
Public transportation has declined both in service and equip­ment
over past years. Many downtown shoppers and employees
using this service in the past have now been required to drive­further
aggravating t he present traffic and parking conditions.
The Merchants Division of the Chamber of Commerce and the
Committee's Retail Task Force have had to subsidize the Boise
Bus Company over many months during this past year to insure
maintenance of present service. At the same time they have been
working with the City to determine actions necessary to re­establish
and improve the public transportation system to better
serve the central city area and other parts of the community.
Deteriorating Appearance and Building Conditions
Limited funds for maintaining the City's physical facilities
has resulted in continued deterioration of both private buildings
and public improvements. Broken sidewalks and curbs with
weeds coming through cracks are prevalent in the Core Area as
are deteriorated structures, some located within two blocks of
the Capitol building.
Detailed building condition studies have been conducted by
the Architects, Engineers and Planners Task Force. These
studies pinpointed many Core Area structures that appeared
to be sound from the outside views, yet interior construction of
wood and lack of interior maintenance were found to pose serious
problems to their remodeling or improvement. As such, much
of the Core Area image of declining properties gives little con­fidence
to new investments in this area. Added to these poor
appearances, Boise presents a day and night time appearance
of a midway concession area with blinking lights, signs extending
over sidewalks and obstructing a clear view of both the area's
major streets and Capitol building.
21
PAST ACCOMPLISHMENTS EVALUATED
In spite of the problems viewed, a number of important
accomplishments have been achieved in Boise's central area
over the past years and even more progessive action appears
to be under way since the formation of the Boise Planning
and Development Committee and initiation of its programs. Most
of these developments give confidence to the Committee that the
projects and improvements proposed herein can be feasibly
accomplished.
Physical Improvements Viewed
New buildings and parking structures have been developed
in the Core Area during the past four yea1·s. These new facilities
have been primarily oriented to the financial organizations which
have both funds and desire to present an image of an aggressi\·e
company. Other property improvements have been evidenced.
During the course of this study several new programs have been
initiated.
22
~ Formation of a Core Area improvement district resulted
in new downtown lighting - improving night time visi­bility
but also highlighting some of the area's unattractive
features.
~ Facelifting, painting and interior modernization of a num­ber
of Core Area buildings has been undertaken during the
past year-Brookover's, Newberry's, the Simplot Building
and the Sun Building being outstanding examples.
~ Traffic problems have been somewhat eased with completion
of the Front-Grove Couplet, opening of the River Street
bypass, and accomplishment of new street signing and
signal timing.
A New, modern, office space
near CaJJitol.
Planning Programs Initiated
New street lighting installed A.
recently.
The City established a full-fledged planning department late
in 1964 and staffed it with capable personnel who have under­taken
many studies and programs designed to improve the City.
New subdi\·ision and zoning ordinances have been created
and re\·iewed by a broad cross-section of the community. They
will soon be established as planning tools to insure proper de­velopment
throughout the community.
The Boise metropolitan area transportation planning study
is moving into it final study phase. This study, along with City
Transit Study will provide guide lines to further improve Boise.
Redevelopment Organization Formed
The Boise Redevelopment Agency was formed late in 1965
by action of the :Mayor and City Council. This group must play
a major role in any implementaion of recommendations made in
this Development Guide by \vorking in cooperation with the City
and its citizens. Its first major effort is to prepare a General
Neighborhood Renewal Program for the Core Area as approved
by the City Council on l\'Iay 23, 1966.
STUDIES INITIATED
To properly prepare this Development Guide, the Committee
and its task forces have undertaken many detailed studies to
insure the feasibility of the projects proposed and to obtain a
broad cross-section of opinion from the public, property owners
and merchants regarding the best redevelopment approach for
Boise's central area. While many of the studies were carried
out by local professionals in cooperation with public and private
organizations, outside consulting services from economists, land
use consultants and the Urban Land Institute have all been
used to insure the best study results and report presentation.
~ Economic studies were first initiated to determine growth
potentials for the Boise area, factors affecting development,
and key building blocks upon which the Core Area could
be redeveloped.
~ Real estate market analyses were undertaken to determine
the need for residential, office, retail and other land uses
in the Core Area and the feasibility for such developments.
~ Public facilities requirements for governmental offices and
community services were studied and defined both as to
current need and future requirements.
~ Existing land use and building conditions surveys were con­ducted
on a block-by-block basis pinpointing types of occu­pancy,
vacancy conditions and building structure types.
Evaluation of these studies Jed to preliminary selection of
appropriate Core Area development projects. In studying these
projects careful consideration was given to the many alternative
locations available for specific Core Area developments and the
advantages and disadvantages of such alternatives. Traffic circu­lation
and parking modifications for proposed projects were an­alyzed,
utilizing base information from the Boise Metropolitan
Area Transportation Study.
Preliminary designs of Core Area treatments for retail,
governmental and cultural centers were evaluated and prepared.
Concepts of the development and financial programs required
to carry out these projects were studied and evaluated by mem­bers
of the community, the Legal Task Force and other organiza­tions.
23
The Central City Council of the Urban Land Institute sent
six nationally known urban planning and development specialists
to Boise for a week-long study and evaluation of the completed
work. This panel made its own evaluation of the Committee's
studies. They conducted public hearings as to their feasibility
and concept, and made a public presentation of their recommen­dations
and findings to the Committee and citizens of Boise.
Their written report was prepared, submitted to the community
and its complete text was published in the Idaho Statesman
starting March 14 through March 24, 1966.
Revision of the Committee's preliminary plans has now been
made based on the ULI report and the subsequent Committee and
Task Force studies. Participation by more than 100 Boise people
and some 25 outside experts in the above studies, followed by
substantial public review by Boise citizens, has assisted the Com­mittee
in the conclusions and recommendations made in this
report, and the redevelopment plan and program presented in
the following parts of this Development Guide.
24
~ Presentation of preliminary plans to the Urban
Land Institute planning and development experts.
ACTIONS TAKEN
The Committee has geared its studies and program to action
that can be taken now to improve the Core Area. It has not
given a theoretical view of what Boise's City will look like in
1975 or 1980. For this reason, implementation efforts have been
directed in several major areas:
~ Enactment of State enabling legislation to permit City
participation in urban renewal programs.
~ Creation of the Boise Redevelopment Agency.
~ Presentations to Boise citizens of proposed development
projects to insure a better understanding of the Com­mittee,
its work and studies.
~ Coordination of public and private groups to achieve the
objective of Central City development.
~ Acquisition of the Core Area properties by the State to
provide for future expansion.
~ Commitment of existing Core Area business to expand
and new firms to locate here if proposed plans and pro­grams
are undertaken and given public support.
All of the above actions have been successfully initiated - it
is now a total community responsibility to review and implement
the recommendations made in this Development Guide.
Part Ill--Elements of the Plan
~ THE BOISE REGION
~THE BOISE ECOXO:\IY- ITS GRO\\'TH AND POTENTIALS
Employment Growth
Population Gro\vth and Annexation
l\Iarket Potentials and Development Goals
~ THE CENTRAL DISTRICT
Strengths and Weaknesses
Land Uses and Prospects
~ CORE AREA PLANS
The Cultural Center
The Retail Center
The Governmental Center
Other Core Area Improvements
~ TRAFFIC, PARKING AND PUBLIC TRANSIT
Traffic
Parking
Public Transit
~ SUPPORTING AREA PLANS
The Couplet
Capitol Boulevard
A Medical-Professional Complex
THE BOISE REGION
Boise is Idaho's State CapitaL It is presently a city of some
72,000 persons and its metropolitan area (Ada County) has
a present population of more than 104,000. Boise serves as a
major regional center for areas of three states and is the center
of national and international operations of major businesses and
industries headquartered in the City.
Geography and mobility are key words that portend Boise's
economic future and development. From its early beginning the
City's geographical location in the region has given it several
advantages and some handicaps. The Rocky ::\Iountains border­ing
Idaho on the east have been a historic barrier to commercial
movement eastward. However, this barrier has declined with the
rapid changes in the inter-state highway pattern and with more
adequate commercial airline service from Boise to the east and
southeast. Boise's westerly location in the State permits close
economic association with the Pacific Northwest as well as Rocky
Mountain cities, an advantage shared by few communities in the
Intermountain Region. Within 450 miles of Boise are the three
sizeable western markets of Ogden-Salt Lake City, Portland and
Spokane. Highway and air access to these markets and to Denver,
Seattle and San Francisco is good. However, rail freight must
travel 235 miles east to Pocatello before making connections to
the north and south.
~---------
,\
~
'"" ~
"
-------------
a
\
'
\ I
\
\-----
--- N 0 RT H
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r
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OWYHEE
--------
,
VALLEY
•o ~
) .
t~ \
/ <!...'<. \
ELMORE
~
. \J~
/
! ?
l1
/I
/./ i
........
N 0 RTH
The Pacific Northwest is divided into a number of distinct
economic subregions whose limits are determined by topograph­ic
features rather than by man-made political boundaries. One
of these subregions consists of the middle Snake River Valley
and the Payette and Boise River Valleys in Southwest Idaho
and Southwest Oregon, comprising an extensive territoy with
nearly a quarter of a million residents. Boise is the geographic
and economic center of this bi-state ten-itory.
Thus, Boise is the capital not only of the State of Idaho
but of an economic subregion with a population exceeding the
whole State of Alaska. It is a noteworthy fact, however, that
next to Anchorage, Honolulu and Rapid City, South Dakota,
Boise is more remote from the nearest major metropolitan city
than any city of comparable size in the United States. This situ­ation
is at once an advantage and a handicap. It is an advantage
for maintaining local prosperity that is founded chiefly on high­value
agriculture and government activities with associated
trade and service industries, but it is a handicap for extensive
manufacturing diversification and expansion.
27
THE BOISE ECONOMY - ITS GROWTH
AND POTENTIALS
Development potentials of Boise's central area depends sub­stantially
on the economic future of the surrounding metropoli­tan
area. Boise's economy is based largely upon employment in
retail and wholesale trade, government, self-employed, and ser­vice
industries in about that order. All of these with the exception
of government arc in turn partly dependent upon agriculture and
forest resources of the surrounding area and upon the substan­tial
regional trade area of which Boise is the focal point. The
economy of the area is stable and with the exception of agri­culture
has shown a steady though not rapid growth since 1950.
Employment Growth
Retail and wholesale trade is the Metropolitan Area's largest
employer, employing 8,700 in 1965 compared with an average of
6,600 in 1958. Population growth projected for the Area indi­cates
that retail and wholesale sales and employment will con­tinue
to increase in the future and by 1985 more than 29 per cent
of the area's employment will be represented by this industry
group.
The second largest employment category is government
which employs 7,800 persons in Ada County and about 3,650
persons in Boise"s Central District. About one in every six em­ployed
persons in Ada County is a government worker. Nation-
28
- THE CORE AREA
- COUPLET AND CAPITOL BOULEVARD
r
r
r
r
wide trends in recent years have increased government employ­ment
at the federal, state and local levels. Similarly this category
has increased in the Boise Metropolitan Area where approxi­mately
50 per cent more persons are employed in government
activity currently than in 1958.
Employment projections indicate that, by 1985, more than
62,000 persons will be employed in the Boise Metropolitan Area
- an increase of about 50 per cent from 1965 figures. These
projections are based on normal growth expectations for the area
and are the basis for population estimates, land use requirements
and the feasibility for development of facilities and projects
considered for the Core Area as discussed later in this report.
EMPLOYMENT GROWTH- BOISE AREA
ro---t------------~~~~~----t------------t--- :1 t<rl I
"' Js ... "' I I I
SOURCE- IDAHO EMPlOYMENT SECURITY AGENCY tAd• CoJnty 195B-19e>5i
ER,.ST & ERNST i!lo·•e Denial D"tr.ct 1953 and 19631
PROJECTIONS Ern<! & Erns'
Population Growth and Annexation
Projections based on detailed analyses and other studies
about the area's economy and population mix, made by the
Boise Planning and Development Committee, indicate that the
1985 population of the Boise Metropolitan Area should be
169,000.
Since 1962 Boise has engaged in an aggressive annexation
program which has boosted City population form 34,481 in 1960
to 72,000 by June of 1966. Annexation programs probably will
continue and, if carried out, more than 100,000 persons could
be living within the City by 1985. This rapid expansion and
projected future developments have placed the City in a difficult
position to provide the services and community facilities needed
by its citizens.
The city center area has been the focus for many citizen
services. With this recent rapid growth, its functions must be
substantially reoriented as set forth in this Development Guide
to meet the community's future requirements for retail, govern­ment,
cultural, entertainment and related facilities. While the
Core Area is the first target for community redevelopment, the
City must concurrently and immediately plan, program and
210
180
ISO
120
90
60
30
0
POPULATION GROWTH -BOISE AREA
{IN THOUSANDS)
c_(j.)~
ADA
,.... r .n\S'<
~
JJso I.J.o I 0
SOURCE_ US BUREAU QF CE~SUS, CENSUS OF POPULATION '1950, 1960',
CITY OF BOISE CENSUS
PROJECTIONS· Ern<> & Ern•t
rl\'1
180
~ fi
:::..;
I 5
29
finance the improvements it needs to make throughout the
community for roads, schools, utilities and other services. As
the Urban Land Institute Panel recommended:
"A long-range capital improvem.ent program is the neces­sary
first step in implementing the community development
plan."
Consumer Markets and Potentials
The extent of Boise's trade area and potential as a consumer
market is largely determined by the number and income of
residents in the economic subregion of ten counties (nine in Idaho
and one in Oregon) that depend on Boise as the central city
to provide various professional, service, and retail activities
that other cities in the area cannot supply. The population of
this area was 231,472 persons in 1960, gaining 18.3 per cent
from 1950, compared with the State's overall growth rate of
13.3 per cent. Ada County and adjacent Canyon County to the
west account for more than 65 per cent of the ten counties'
population.
Effective buying income in the ten-county area averaged
$2,027 per capita in 1965, slightly above the State average of
$1,916. The Boise City average was $2,681 and Ada County's
was $2,471. The remaining nine counties in the trade area had
effective buying incomes considerably lower than the State aver­age,
according to estimates of Sales Management magazine
(June, 1966).
Consumer market potential is also reflected in the record
of retail sales. In spite of declining retail sales position as dis­cussed
in Part II of this report, Boise remains Idaho's leading
retail sales center and accounts for approximately 11 per cent of
the total retail sales in Idaho. More than 68 per cent of Ada
County's retail sales are transacted in the City, but future po­tential
here will only be possible if the new Core Area improve­ments
aR recommended are carried out.
30
Industrial Markets and Potentials
Substantial industrial growth has been experienced in recent
years in the Pacific Northwest and Rocky Mountain areas.
Boise's regional position permits association with both these
regions in marketing raw materials and industrial components.
Freight costs, however, can be a somewhat limiting factor. In
serving markets beyond the ten-county trade area, Boise manu­facturers
are limited largely to products of relatively high unit
value which can absorb long distance delivery costs. Boise's
distance from major metropolitan centers is a handicap to the
location here of industries requiring extensive services, main­tenance,
repairs and specialized supplies or components which
are not locally available.
Boise offers distinct attractions on the other hand for
industries of so-called "foot-loose" types. The number of these
is multiplying steadily with increased mobility of management
and rising labor costs in major metropolitan areas. Boise has
already attracted some industries of the footloose type which
are not closely tied to markets, materials or highlr specialized
labor resources. Such industries, together with additional food
processing and expanded distribution, government, education,
tourist and service activities constitute Boise's chief potential
for future development.
Government Activities
Boise is the administrative center for the State of Idaho
as well as the location of a number of regional offices of various
agencies of Federal government. As the State grows, its govern­ment
activities in Boise will continue to expand. Local govern­ment
growth is also rapidly expanding with annexation programs
of the City and with broadened educational and related public
services required by an expanding population.
Educational Prospects
In 1965 Boise Junior College became a four-year college.
Studies indicate that the potential for expanding this college
into a major university level is both feasible and necessary to
the economic development of the community.
This analysis is further supported by the Urban Land Insti­tute
Study which said:
"Boise Collegr can become a key factor in the economic
development of the commzmity ... The panel recommends
rapid development of Boise Collegr into a University zcith
grad11ate schools of agricultw·e, business, engineering, for­estry,
law and medicine ... In our opinion the Unive1·sity
itself will be an expanding economic actit'ity zcith a grozc­ing
faculty and student body. Beyond this, howeve1·, zcill
be the secondary effects. A university stimulates further
activities.
E.1·i.c;tence of the University could well improve Boise's
chances of attracting somr of thr glamour industries such
as electronics, plastics, and chemicals. It wo1,Zd encourage
the location of food p1·ocessing, research and development
facilities in thr Idaho capital. Managerial and technical
personnel of these indz,stries favm· university communi­ties
!!'hac they can make use of research facilities associ­ated
with the university and enjoy productive contacts
with the faculty."
Tourist Development
For a number of years Boise has actively promoted its
attractions for visitors as the gateway to one of the nation's
primary outdoor recreation areas and last primitive areas. The
continuing national growth of tourism enhances Boise's pros­pects
for an increased volume of tourist business. The excellent
winter sports facilities in the Boise area also present a tourist
complex for year around activity. All of these activities, plus a
growing number of conventions and business visitors, will bring
added requirements for hotel, motel and related facilities in
Boise.
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Educationa l deYelopment-new college library . ..A.
Regional Trade and Service Potentials
Boise has long enjoyed a strong position as a regional trade
and service center. It has several retail stores and wholesaling
establishments with wide patronage throughout many states.
Boise is also a regional center for financial, medical, professional
and other services, as well as headquarters city for a number of
national and international firms.
Boise's potential for expansion in this area is limited to
some degree by the lack of identification as a center for manu­facturing
growth. Boise is in severe competition with Spokane,
Portland, Salt Lake City and many other communities for this
type of business; and vigorous and persistent efforts must be
maintained to enlarge the boundaries of the territory in which
Boise's influence should be dominant. It also faces added compe­tition
from surrounding cities which are improving their com­munities
and attracting retail and regional service organizations.
To meet this competition, the proposal to establish a regional
distr ibution center at the old Fairgrounds should be given total
community support.
31
THE CENTRAL DISTRICT
The Central District is the single most important concen­tration
of business activity in Boise. In recent years its economic
activity and support to the community have declined with increas­ing
decentralization of facilities and added competitive influ­ences.
The problems of vacancies and sales declines will not be
corrected by projected growth trends alone, nor by merely
adapting concepts of new major downtown offices, apartments,
indw;trial and wholesaling establishments and other facilities
proposed for other cities. These problems can, however, be con­tained
by feasible redevelopment programs proposed in this
Development Guide for Boise.
The future of the Central District depends on community
action now to insure that business, service and civic functions
presently in the area do not deteriorate furthet·. While primary
emphasis has been given to the Central District and its Core
Area in the studies of the Boise Planning and Development Com­mittee,
the Committee also has recognized the importance of
other City areas, and adjacent developments and access that are
of vital concern to the community. In this regard the Committee
has given study to planning requirement..c; for the Couplet and
Capitol Boulevard approaches to the Core Area and to other com­munity
activities that must also be carried on for industrial,
educational, tourist and related developments if the heart of
Boise is to be improved.
32
OPPOSITE PAGE
~~J~{~i;l BOISE CENTRAL DISTRICT
- BOISE CORE AREA
Strengths and Weaknesses
The Central District has a number of advantages and
disadvantages that affect its future development. While some
of these are related to its physical location and environment and
cannot be substantially changed by community action, others
lend themselves to improvement programs that are both feasible
for Boise and capable of accomplishment at the local level.
The physical location of the Central District results in an
off-center population concentration that adversly affects its retail
and 1<e1·vice positions. This imbalance can increase in future
years with further suburban growth. However, its location in
relation to present and future highways to some degree offsets
this disadvantage.
The present mix and concent ration of business and services
provides an excellent base for future development and offers
advantages for other associated firms to locate in close proximity.
The lack of available space with unplanned and limited concen­tration
of land use functions, however, makes the center concept
difficult to develop and sell.
Management and merchandising programs and the range of
competent business and landlord operations in the central area
are little different from those found in most other communities.
There are, however, areas of improvement and initiative needed
if the central businesses are to compete more effectively for a
larger share of the regional market.
Special promotional programs during the various seasons of
the year are limited and lack of organized sales effort, as should
be conducted in a major regional shopping or business center, is
one of the reasons for the economic decline experienced in this
area.
J
Traffic, parking and transit pose serious problems for the
future development of the area. Worker and shopper inconveni­ences
result from unplanned and limited parking centers, a mix­ture
of peak traffic flows and circulating traffic looking for park­ing
places, and lack of an adequate public transportation system.
Landlord and building operating costs are high as a result
of poor assessment practices and high land values. Along with
this, landlords are faced with a low rent return that substan­tially
affects their ability to make improvements or to find buy­ers
willing to undertake new developments in the Central Dis­trict.
Physical conditions in the central area have deteriorated
and many structures cannot be economically used or mod­ernized.
Detailed building condition studies made by the Boise
Planning and Development Committee and its AEP Task Force
indicate that more than 60 per cent of the buildings in the Core
Area have deficiencies which, for correction, would require rent
payment levels that are beyond the abilities of local business to
afford.
Land ownership patterns in the Central District indicate
that most of the properties are locally owned and controlled.
This is an advantage not found in many communities and can
mean that the developments proposed in this report will move
ahead at a more rapid rate with the support of these local
property owners.
Land Uses and Prospects
Central District land uses presently reflect a mixture of re­lated
and unrelated retail, commercial, government, service and
other facilities. Industrial, residential, medical and professional
uses immediately surround the concentrated commercial core
area. All such uses have been developed over a period of many
years without any organized plan or development program.
Many central city functions and businesses now face a
decision of expanding in present locations or moving to outlying
sites. If moves are made and property vacated, there are few
34
prospects available to fill these properties since expansions away
from the heart of Boise will absorb both the present and future
space market for many years to come.
A close examination of the local real estate market and
future requirements for retail, office and other space uses made
by the Committee and its consultants indicates that, in most
cases, the present volume of space inventory is adequate to meet
future needs to 1975. The quality of space and its location for
future expansion is not satisfactory, however, and programs to
replace and reorient this space must be initiated to meet the
future demands of activities which can expand or locate in the
central area.
Retail space presently accounts for more than 38 per cent of
the Core building area. Of the 3,760,000 square feet of build­ing
area in this category, more than 800,000 square feet
houses department and general merchandise stores in which va­cancies
now exceed 10 per cent considering unused space above
the first or second floors of some buildings. The establishment
of a regional shopping center concept with improved building de­sign,
merchant mix, parking and promotion appears to be the
only approach possible to obtain a strong retail concentration
in the Core Area.
~ Remodeled and expanded retail space.
..
Office space in the major competitive office buildings exceeds
440,000 square feet and vacancies exceeded 15 per cent in 1965.
Completion of the new Federal Building in 1966 and relocation of
such tenants from other private structures will further aggra­vate
the vacancy problem. The redevelopment program considered
for the Core Area with displacement of some existing office­type
operations, plus expansion plans of two major Boise com­panies,
appears to be the only early prospect for any new major
private office structures in this area.
Transient facilities (hotels and motels) use more than
660,000 square feet of building area in the Central District. New
motels developed away from the City center have kept pace with
present area needs and only through added convention and tourist
business or replacement of obsolete facilities will a demand for
new transient facilities in the Core Area be created.
Other space needed for expanding government offices, new
parking areas and for necessary community-cultural facilities
will provide a major source of new land uses. These land use
potentials are development goals that can provide a new city
center environment that will attract shoppers, employees, visitors
and businesses, and create the real estate market needed to im­plement
the Core Area plans that follow .
..&. New office space.
~ New visitor accommodations.
35
CORE AREA PLANS
Core Area projects and plans proposed herein for Boise are
merely the first stage in a total community improvement pro­gram.
They represent, however, a key starting point to create
the image of a dynamic capital city that has aggressive leader­ship
and broad community support; a city that can become an
attractive and profitable center for new investments.
During the past 18 months the Committee and its Task
Forces have explored many types of Core Area improvement and
redevelopment programs that are feasible now and can be im­plemented
at the local level. Development and improvement
project concepts were presented by community members and
outside consultants and treated to detailed economic, real estate,
financing, and planning studies. Alternative locations for these
projects were considered both in the Core Area and in other
parts of the City. Advantages and disadvantages of each location
were studied in detail. Preliminary plans were presented to the
Urban Land Institute and the community for evaluation.
36
Subsequent study has resulted in three specific development
and improvement plans for the Core, along with land use plans
for supporting Core Area functions. These plans and concepts
form the base for community action and include:
~ Community Cultural- Auditorium- Convention Center­to
be established in the twelve to fifteen block area east
of Capitol and north of Front.
~ Regional Retail Shopping Center - to be established in
the twelve-block area west of Capitol and north of Front.
~ State Government Center - to be established in the
seven blocks north and east of the Capitol.
~ Other Commercial and Local Government Centers - to
be improved and expanded in adjacent Core Area.
-~--------- - -
THE CULTURAL CENTER
A cultural center for Boise incorporating a fixed-seat music
hall and convention center, with the presently programmed
State Historical Museum and City Library located on adjacent
property, is feasible now and should be logically located in the
Core Area. The area immediately east of Capitol Boulevard and
north of Front provides the most desirable site for this center.
As recommended by the Urban Land Institute:
"The auditm·ium-convention-cultural center with supporting
pm·king areas should be given high priority fm· development
on a site of approximately 15 ac1·es . . . in p1·ominent view
of Capitol Boulevard - located in the heart of the com­munity
within a short walk of the Capitol, hotels, restau­?
·ants and shops. The new center will add immeasu1·ably
to the vitality of the Core.
The cultural, education, recreational, and indirect economic
benefits of such a center far outweigh its cost by increasing visi­tor
dollars spent throughout the community, and by attracting
new businesses which seek expanding communities with support­ing
cultural amenities. In a city of more than 72,000 persons,
and one which in the near future will probably contain 100,000
persons, such a center is necessary for the cultural and social
development of its citizens.
38
The Center Concept
To provide the community cultural facilities that are needed
now, and to permit future expansion of related activities, a six­block
area east of Capitol is recommended for immediate
development. The center concept envisions a four-block area for
the auditorium and convention center with one additional block
each for the State Historical Museum and City Library. City
government and other possible land uses, including parking,
should be considered for properties immediately north and south
of the Center.
..,... Proposed area for the Cultural Center.
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The auditorium-convention center will require four square
blocks. Some street closings will be necessary to permit its de­velopment,
and alternative traffic patterns to route automobiles
around this super block concept have been explored along with
depressing Main Street to insure proper traffic flow. The audi­torium
should have 2,250 to 2,500 fixed seats and be designed
for music and related stage presentations. The convention area
should contain a flat floor area for exhibits and other convention
and community service activities. Final planning for this com­plex
should give consideration to areas for a restaurant, possible
extension of exhibit space for the Boise Art Association, and
also facilities for the Chamber of Commerce.
The State Historical Museum will require a one-block area.
The Site Committee of the Historical Society has worked closely
with the Boise Planning and Development Committee in evalua­tion
of alternate sites and designs, and has recommended de­velopment
in this Cultural Center.
The City Library Board has completed expansion, location
and architectural studies for a new library building. The initially
planned location is no longer available and a site adjacent to the
Museum will provide a natural educational relationship for
visitors to either facility.
40
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.A. Artist's concept of cultural and convention center.
T Proposed Idaho Historical Society building.
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State funds have been appropriated for the State Historical
Museum and facility plans are being prepared. While prelim­inary
architectural plans for a new City Library have been
funded and prepared along with a consultant's study of library
needs, the feasibility of. this project will depend on community
support for a future bond issue.
Feasibility studies for the auditorium- convention center
were conducted by the Committee working closely with the
Greater Boise Chamber of Commerce Auditorium and Conven­tion
Committee and a separate detailed report has been published.
Preliminary estimates indicate that this facility will cost about
$3,500,000.00.
The study indicates that, while many revenue activities will
be generated in the new auditorium-convention center, there
would not be sufficient income to meet operating costs, nor to
amortize the cost of building construction and land acquisition,
for a number of years. Despite this financial obstacle, the audi­torium-
convention center should return the community invest­ment
in increased convention and tourist business and in provid­ing
public recreational, entertainment and cultural activities.
Because of the indirect economic and cultural benefits
derived from the center, the general operating policy for the
center should be to provide facilities to benefit as many people
as possible while attempting to remain self-sustaining from
operating revenues. In light of this policy, the City of Boise
should finance construction of the center through general obli­gation
bonds. The City should also be prepared to meet any
operating deficit through general revenues or special taxes (such
as a hotel and cabaret tax).
A Preliminary plan for the new City Library.
Development Program
The Boise Redevelopment Agency, working closely with the
City, State, Chamber of Commerce, Library Board and Historic­al
Society should initiate immediate and detailed planning and
project studies for the Cultural Center. While planning and de­velopment
programs for this area can be financed through funds
available to the Agency, actual construction requires that the
City and other community groups propose and promote general
obligation bond issues for an early ballot, basing specific funding
needs on the above-mentioned studies and the community support
which appears to be available for these developments.
41
THE RETAIL CENTER
The regional shopping center concept - with adequate
parking, easy pedestrian flow, new and expanded retailing units,
more adequate promotion and merchandising and improved visual
treatment - must be created in the Core Area to stop further
vacancies and to provide new locations where existing firms can
expand or new ones can locate.
As reflected in the comments of the Urban Land Institute:
"Downtown Boise can no longer rest on its laurels a.s the
major retail center between Spokane and Salt Lake City.
Unless far reaching steps au taken, a regional interstate
center may be expected to develop along the new interstate
highway outside the City. There is no sure way to prevent
this. However, if a dramatic improvement program is
unde1·taken without delay in Boise's core a1·ea, there are
sound reasons to believe that the City can 1·etain its com­manding
position in the struggle for the 1·etail dollar.
Also, from previous evaluations of City growth prospects, if
major retailers do move away from the Core, there are no
other firms or land uses to take their places.
42
Local improvement efforts have been completed recently
to provide the retail area with new street lights, and to sandblast,
repaint and modernize certain stores.
Other action must be taken to build the character and image
of downtown Boise as a retail center of regional scope. With the
stores, merchandise, and services needed to serve the market
of over 250,000 people living in the surrounding ten county trade
area, such action requires more than physical redevelopment
alone. A complete merchandising environment must be estab­lished
which draws the shopper and keeps him busy shopping
while within the area.
..,... Proposed six-block retail shopping center.
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The Center Concept
To create a new image, and to provide for the location of
new retail operations and expansion of existing ones, a regional
retail shopping center complex of some six blocks appears to
have the best development prospects. In essence, this concept
envisions a super block with one street closing and limited mall
and ramp treatments. Redevelopment of two blocks will be needed
initially to provide for expansion of one major retail firm and
possible location of two new firms not now serving Boise. The
balance of the area should be rehabilitated and improved on a
parcel by parcel basis. The blocks immediately adjacent to the
Center would be potential areas for parking structures and re­lated
retail activities which support this complex.
43
•
Feasibility for Redevelopment
With the proper type of development and merchandising,
retail sales in the Core Area could be increased, and then added
funds to support new facilities or improvements would be avail­able.
Several factors determine this conclusion:
~ Older building improved by
face-lifting.
...,. A new exterior (left)
improved this comer
location.
44
~ Continued area population and income growth will stim­ulate
added retail sales.
~ Surrounding Boise shopping centers are not now com­petitive
with the Core Area since they primarily serve
neighborhood convenience shopping needs.
~ If the development program for the Core Area is imple­mented,
a major regional (and outlying) shopping center
will have difficulty being established.
~ Retail sales growth should follow the patterns outlined
in the following paragraphs .
In 1963, Core Area and Central City retail stores generated
approximately $34,074,000 in retail sales, or approximately 34
per cent of the City's total retail sales. These stores are utilizing
approximately 1,116,300 square feet of building area or 25 per
cent of this area's total net usable space.
Considering completion of the Center concept, projections of
1965 retail sales for the Core Area were made for general mer­chandise,
apparel and accessory, and furniture and home fur­nishings
categories. These projections indicate a sales boost of
about $12,000,000 by 1975 in these three combined categories.
Retail space projections for 1975 (based on sales increases)
indicate that an additional 250,000 to 270,000 square feet of
retail space can be developed in the Core Area as a result of
expansions and redevelopment projects. This space will provide
locations for general merchandise stores, apparel and accessory
stores, and other supporting retail functions.
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Development Program
Considering present prospects for this complex, and location
of existing retail operations, it appears that a staged redevelop­ment
and rehabilitation program is more practical for this center
than the concept used in Urbana, Illinois, Sacramento or other
communities where substantial land clearing and renewal pro­grams
were initiated. The urban renewal process, however, does
appear to be necessary for this area if such a program is to be
financially feasible for accomplishment with full benefit to the
community.
The first phase of redevelopment would require clearance
of properties in the southern part of the center and possibly
adjacent blocks for major retail and parking facilities. Remodel­ing
and improvements recently made in the other blocks, how­ever,
have demonstrated that this approach, too, can have sub­stantial
shopper impact. These programs should be further
strengthened with spot redevelopment undertaken where neces­sary
to help existing firms expand.
Coordinated design and aesthetic treatment of this area
needs to be considered in detailed plans to be prepared by the
Boise Redevelopment Agency and approved by the City Council.
A limited mall treatment along Ninth, but not obstructing traffic
on Idaho and Main, is both desirable and a primary requirement
of some firms if they are to locate or expand in this retail center
area.
45
THE GOVERNMENTAL CENTER
A governmental center concept for State and local agencies
is both desirable and feasible. Projected employment trends and
facility studies made by the Committee's AEP Task Force indi­cate
immediate and future needs for more space and new loca­tions.
The Urban Land Institute has made a valuable contribution
to this center concept in its report which indicates that:
"The Capitol is a major civic feat·ure at the center of the
City. It is an impoTtant anchoT fm· governmental, office and
1·etail services ... If the Capitol is engulfed in congestion
causing a dispersion of state offices, the community will
suf]e·r. If the appToaches to the Capitol are flank ed by creep­ing
blight, the community will suffer . .. On the other hand,
if a comprehensive planning program is adopted to enlarge
and enhance the goventmental complex in open gTeen sur­roundings,
the Capitol will achieve new dignity, and oppor­tunities
will be created for neighboring private investment."
The Boise Planning and Development Committee has worked
closely with the State, County and City since early 1965 to
establish a governmental center concept and to support efforts
of these agencies to obtain Core Area property for future use.
In March, 1966, the State Legislature approved acquisition of
six blocks adjacent to the Capitol to provide for future state
needs that will include 100,00 square feet of new office space and
a 40,000 square foot Supreme Court Building. This represents a
first and major milestone that will help to insure the full imple­mentation
of Core Area plans.
In addition to State action, the City is exploring its future
facility needs to' obtain a total of 42,000 square feet - 22,000
square feet for a City Hall and 20,000 square feet for law enforce­ment.
Consideration is also being given to possible development of
a City-County building that could become an important part of
this center by combining courts and law enforcement at the
present County Court House with other administrative functions
in the new facility. Except for added parking area, the present
space used by Ada County for administrative work appears to
be adequate for future needs considering the City's annexation
program.
46
The new Federal Building (shown below) while located six
blocks from the Capitol also supports this center concept. There
appears to be no need to develop a mall linking the Capitol com­plex
with the Federal Building as has previously been suggested
by some. The Urban Land Institute Panel Study said ... "That
the mall ... is impractical. It would be too disruptive of existing
p1·ope1·ty and too costly in proportion to the hoped for benefits."
Development Program
Working closely with State and local governmental agencies,
the Boise Redevelopment Agency should prepare detailed project
and development plans for location of facilities in the Core Area.
Extensive facility studies to be conducted by the State and City
should be the foundation for these plans. These must be prepared
as soon as possible.
As an important step in this development the State has
initiated the Idaho State Capitol Plan. This plan is to be pre­pared
by the Capitol Plan Architects group working closely with
local agencies and the community and through the Governor's
recently appointed Capitol Area Coordinating Council.
Developments in the planned area should be scheduled to
conform with projected employment growth, needed building
areas, and available funds. Capital improvement plans and fi­nancing
methods should be carefully prepared at an early date. J
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OTHER CORE AREA IMPROVEMENTS
In addition to the three major center development projects
for the Core, there are other area improvement programs that
must be initiated to adequately support these developments.
If people are to visit, shop and work in these centers, park­ing
additions along with traffic and transit changes are needed
as discussed later in this report. If development is to take place
for major center facilities, new locations must be provided in
close proximity for firms displaced. If more people are to be
attracted to the Core, its visual appearance and maintenance of
public areas must be further improved. All of the above actions
provide new opportunities for Core Area firms, property owners
and new business to expand and grow as major development
projects are initiated and completed.
Land Use Plans and Opportunities
The proposed land uses for the Core Area have been pre­viously
presented. These land uses indicate the primary locations
recommended for the major developments in view; they also
indicate basic uses for adjacent properties.
48
These other land use definitions are not precise recommen­dations
for particular buildings. They are, however, general
treatment concepts that deserve consideration by the Planning
Commission and City Council when approving developments
in these blocks.
These proposed land use concepts provide flexibility to
the plans of the Core Area that the Boise Redevelopment Agency
can use when establishing specific redevelopment projects. A
good example of such modification is in the Retail Center Concept
where major retail facilities could also be relocated between
Capitol and Eighth and Grove and Idaho if market demand
should warrant, or if redevelopment of recommended areas can­not
be accomplished as proposed.
Other adjacent land use concepts have been recommended
primarily to insure the ability of some Core Area firms to re­locate
in close proximity to new developments. This should stimu­late
their growth and improve income prospects for their owners.
Plans for Visual Change
While no specific theme for the visual treatment of the Core
Area is set forth in this report, it is important that such treat­ment
be given to certain blocks where, as determined in project
studies of the Boise Redevelopment Agency, modernized store
fronts and other improvements can be made. Such plans have
helped to create downtowns in other communities that are more
enticing to both visitors and shoppers, and potential industry in­vestors.
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The Urban Land Institute study has further emphasized
this point by reminding Boise that:
"Downtown becomes a day older every day. If a consistent
m.odernization pro~qram is not carried out on a continuing
basis, the time will come when it will be too late to modern­ize.
The retail cm·e will cease to exist. In Boise there is no
market fm· 1·eplacement of this land use."
Some concepts for visual chang-e and design that could be
incorporated in the plans for the Core Area include:
~ Street Lighting Design-The flavor and feel of a special
area of the City can rapidly be captured by the use of
special street lamps in addition to the present lighting
program. For example, they may be of contemporary
Scandinavian design, antique gas lights, carriage lights,
or many other styles and designs that could be established
as part of the project plan.
~ Marquee Design-Street lights can be augmented by a
continuous marquee which would serve the double purpose
of protecting pedestrians and unifying the diverse exist­ing
architectural elements. Special attention should be
given to the width of the overhang and methods for incor­porating
trade style signs in conformance with the gen­eral
philosophy of sign control.
~ Sidewalk Widening-With the removal of on-street park­ing
and parking meters at heavy traffic points, attention
should be paid to the sidewalk width and surface, such as
washed aggregate with dividers or other suggestions
which would conform to local codes and climate and
present interesting textures and patterns.
~ Planting and Decorating-Focal points of interest should
be established together with their design criteria, such
as planter boxes, newspaper and flower kiosks, drinking
fountains, benches and others.
~ Overhead Walkways---Using the existing overhead ramp
at the Bon Marche as a guide, consideration should be
given to additional overhead ramps. If enclosed, they
should be air-conditioned with periodic stairways to the
street, escalators within major stores and special canopies
covering the walkways which would tie in architecturally
with the marquee design.
Plans for Public Facilities
With the developments proposed, the City, public utilities
and other related public groups will need to prepare their own
plans and schedules for street, water, power, sewer, railroad
and other changes that are necessary for proper development.
Again such plans will require detailed treatment in project
studies of the Redevelopment Agency and development programs
by private investors.
Development Program
Implementation of the plans and programs as set forth
above require cooperation of public and private groups - both
assisted by action of the Boise Redevelopment Agency. The
Greater Boise Chamber of Commerce can also work to initiate
such improvements, as can merchant groups, property owners
and others such as those who have recently established a new
improvement district for street lights in the Core Area.
49
TRAFFIC, PARKING AND PUBLIC TRANSIT
The development of new retail, cultural, and governmental
centers in the Core Area with expected increases in the number
of daily workers, shoppers and visitors will pose added problems
for the handling of traffic and parking. Such development, how­ever,
should provide added feasibility to re-establishing a work­able
and efficient public transportation system servicing not only
the Central District but the entire community.
Traffic
The Boise Planning and Development Committee and its AEP
Task Force have worked closely with City, County and State of­ficials
to evaluate the many traffic pattern alternatives for the
Core Area. Based on the major projects proposed for the Core and
the possible street closures, traffic assignment studies were made
and computer analyses of traffic volumes were prepared by the
State Highway Department.
50
The results of these studies indicate feasible traffic solutions
and improved Core Area access with completion of the traffic
improvement programs as shown on the following map and
recommended below.
~ Bypass routes to carry traffic not destined for the Core
should be further improved as initiated along the south­ern
and easterly extension of 23rd-River Street, and as
previously proposed by the City Planning Commission
for the northern and westerly routing along Fort, State
and Hays Streets.
~ Couplet extension to permit the continued flow of traffic
through the Core should be made as shown, with an
alternative routing considered to utilize the recent
Myrtle Street widening.
~ Sixth Street access from Capitol Boulevard to the pro­posed
Cultural Center and Federal Building should be
developed along with an improved southerly exit along
Eighth Street.
~ One-way street patterns should be revised as shown to
allow for better circulation within and around the retail,
cultural and governmental centers.
~ On-street parking should be eliminated along some
streets when the average daily traffic reaches 8,000 to
10,000 cars - an amount that can soon be expected
with projected Core Area improvements.
Most of the above traffic recommendations will need to be
given detailed treatment in the area and project plans of the
Boise Redevelopment Agency. This treatment as discussed by the
Urban Land Institute must consider that:
" ... One of the most important objectives of a workable
central core plan must be to develop a traffic pattern that
will make it easier to come downtown with reasonable
speed and minimum traffic delay."
Also, the Boise Metropolitan Area Transportation study will need
to provide for Core Area developments as proposed.
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~ Existing off-street parking.
Parking
There are presently more than 7,000 parking spaces avail­able
for workers and shoppers in and immediately adjacent to the
Core Area. Each day, these spaces can handle more than 4,600
cars with workers and about 12,500 cars with shoppers and other
Core visitors.
As shown in the following table, the number of spaces is
adequate to meet present parking requirements. However, loca­tions
and convenience to shops and offices are not satisfactory.
To support the development projects as planned for the Core,
at least 2,000 additional parking spaces will be required by 1975.
These must be properly located, with convenient access, and a
minimum hourly cost to car owners.
In reaching these objectives the City, private property
owners and business must give support to a planned parking
program that should call for development of new parking areas
and structures through a municipal parking authority or through
City ownership and operation. The first structures should be
located along the Front-Grove Couplet and bridge to the major
stores that have expressed an interest in relocating or establish­ing
within the retail center.
Final location decisions and plans for such parking facili­ties,
and others required for the cultural center, should be coor­dinated
by the Boise Redevelopment Agency working closely
with the City or established parking authority, property owners
and business firms.
52
111.. Bon l'tfarche parking with
., overstreet ramp.
SUMMARY OF CURRENT AND PROJECTED
AVERAGE DAYTIME PARKING SPACE DEMAND AND SUPPLY
BOISE CORE AREA
DEMAND 1965 1975
Employee Parking 4,676 Soaces 5,306 Spaces
Shopping Parking 933 Spaces 1,871 Spaces
Other Parking 1,021 Spaces 1,251 Spaces
Total Average
Daytime Demand 6,630 Spaces 8,428 Spaces
SUPPLY: 1965 1975*
Core Area:
Rental Lots 1,329 Spaces 1,030 Spaces
Business and Customer
(Restricted) 1,875 Spaces 1,828 Spaces
Parking Garages 553 Spaces 553 Spaces
On-Street (Metered and
Unmetered 2,007 Spaces 1,777 Spaces
Total Supply Core Area 5,764 Spaces 5,188 Spaces
Fringe Area:
Rental Lots 201 Spaces 129 Spaces
Business and Customer 167 Spaces 167 Spaces
Parking Garages
On-Street (Metered and
Unmetered) . . 1,053 Spaces 1,053 Spaces
Total Supply Fringe Area 1,421 Spaces 1,359 Spaces
TOTAL SUPPLY 7,185 Spaces 6,537 Spaces
UTILIZATION: 1965 1975
Core Area Spaces 162.5%
Core and Fringe Areas Combined 128.9%
•Assuming that the City docs not take any action to establish parking facil­ities,
spaces will be reduced by 1975 by det'clopment of buildings using
p1·cscnt parking lot areas for sites.
Source: City of Boise, Projections by Ernst & Ernst
Public Transit
Adequate public transit must become a more important part
of the City's transportation system if the developments pro­posed
for the Core Area are to be successfully accomplished. As
recommended by the Urban Land Institute:
"There is no question among the panel members that
mass t?·an sportation is necessary in Boise. It is impera­tive
for the economic health of the central business dis­trict
and the entire City."
Public transit had an early beginning in Boise. However,
service, equipment and patronage have declined to the point that
the bus company's operation is no longer profitable.
The Mayor's Parking and Transportation Committee, with
support of the Chamber of Commerce and the Boise Planning
and De\·elopment Committee, recognized early in this study that
action was needed first, to keep the bus company operating, and
secondly, to create an improved transit system. Several important
programs have been initiated that give direction to these ob­jectives:
~ A study was made of the bus company's operations by
the Mayor's Committee to evaluate its financial position
and to determine an approach to keep it operating.
~ Financial support was gh·en the company by local mer­chants
who subsidized its operations to the end of 1965.
~ A detailed public transportation study was initiated by
the City to plan a total transit system and determine the
best method of ownership and operation.
The detailed study is scheduled to be completed and sub­mitted
to the City by August 30, 1966, and should provide guide­lines
for necessary action.
53
~ Early be~innin~ of Boise
Rapid Transit.
Use of public transit in Boise should show a substantial in­crease
in bus passengers if proper conditions such as adequate
route:-, modern equipment, proper schedules and a good public
relations program are instituted. Presently there are about 2,000
buR passenger trips per day in the City as contrasted to approxi­mately
40,000 carR per day that make the city center a destina­tion
point for workers, shoppers and other visitors and also­to
bring passengers to the downtown area and then continue
to another destination. This volume of auto trips as shown
in the following table represents a substantial market for transit
pas:-engers that might be par t ially recaptured by new and im­proved
transit facilities.
MARKET FOR TRANSIT PASSENGERS
(Automobile Daily Trip-Ins)
Reason for Central City
Area Trip
Home to Work
Home to Shop, etc.
To Serve Passenger
(Including Taxi Tnps)
TOTAL
Trips Per Day
8,831
25,844
6,692
41 ,367
Source: Idaho Deparlm<'nl of Highways. 1964-65 Studies.
~ Present inadequate bus sen ice.
54
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I SUPPORTING AREA PLANS
Planning and development programs previously set forth
have dealt specifically with the Core Area. As these programs
are implemented, other surrounding land use opportunities will
be created. Studies will be required to insure their coordinated
development with adjacent areas.
In addition, surrounding area improvements can provide
an environmental framework that supports the Core and con­tributes
to overall city development. Studies of the Boise Plan­ning
and Development Committee indicated three areas outside
the Core where development and planning guidelines are needed
now to further the major proposed improvement programs.
These action areas include:
The Couplet- Where properties, facilities, visual appear­ance
must be upgraded.
Capitol Boulevard - Where planning, sign control and
landscaping must be improved.
Medical-Professional Area - Where the present concen­tration
of facilities and services can be expanded.
Looking to the future and the early completion of the Core
Area programs, the Committee's study and analysis indicates
surrounding area potential for close-in multi-family residences
and supporting commercial, service and industrial functions.
The future will also require action on the part of property own­ers
to upgrade their facilities to take advantage of business
generated in the Core.
The Couplet
The recently completed Front-Grove and Main-Fairview
Couplet has had a substantial impact on adjacent land uses.
These are major arterials in and out of the Core Area and a
number of new developments-particularly oriented to the auto
such as gas stations, auto dealers - have been established on
adjoining property. Many of these, while serving a necessary
business function, have not been developed with objectives of
making an attractive entrance to the downtown.
...,. Recently completed Front-Grove and
Main-Fairview Couplet.
55
When the Couplet is linked with Interstate SON in 1969,
and with completion of the proposed extension eastwardly, added
land development potentials will appear. These potentials may
also be oriented to auto service or highway access business and
could create added difficulties in providing pleasing and function­al
support to the Core.
The City and its planning staff should give careful study
to the Couplet area and its adjacent land uses. Off-street park­ing,
building setbacks, planning, and design criteria similar to
that proposed in the Downtown Capitol Square zone of the City's
zoning ordinance would be helpful to insure proper aesthetic
treatment of this area.
The Committee's Architects, Engineers and Planners Task
Force has prepared recommendations on architectural treatment
needed for this Couplet area. The Task Force has also made
similar recommendations for redevelopment of Capitol Boulevard.
These should be considered by the City Planning Commission
and property owners in any actions taken on these areas.
...,. Capitol Boulevard's decline is visually evidenced.
Capitol Boulevard
Capitol Boulevard is one of few major streets in the West
which was consciously planned as a formal axis in the city
beautiful tradition. It has major architectural features at its
termini - the Capitol Building and the Union Pacific Depot
that are both attractively landscaped.
Its right-of-way was established many years ago with the
view of handling substantial traffic. The 1936 City Zoning Or­dinance
provided for building setbacks, architectural review and
special sign regulation. In essence this street was initially con­ceived
and developed not only as a traffic way, but also and par­ticularly
as a work of art.
Unfortunately, development and maintenance of Capitol
Boulevard with these foremost objectives has not been ac­complished.
Its decline is visually evidenced.
This trend must be reversed. As stated by the Urban Land
Institute:
"The improvement of Capitol Boulevm·d as a ceremonial
entn1 is centml to the improvement of Boise's core area.
Traffic need not be removed entirely from Front to the
Capitol grounds, but the Bouleva1·d should be enhanced by
landscape design to provide a proper showcase. Park-like
elements could be int1·oduced within the public right-of-way
to create the new approach.
Enhancement of this area would p1·ovide a ra1l1Jing point for
civic pride. It would make the City more attractive as a
visitor cente1· and create incentives for tax-paying invest­ment
nearby."
The cultural center complex will do much to improve the
Boulevard, as will the proposed traffic routing along Sixth and
Eighth Streets. There appears to be no reason why Boise's
Capitol Boulevard cannot aspire to the same goals Sacramento's
recently improved "Capitol Avenue" with proper planning and
development programs established by the City and its Plan­ning
Commission.
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Medical-Professional Center
Immediately east of the Core Area is Boise's major concen­tration
of medical and professional offices, hospitals and conval­escent
facilities. These activities establish a strong economic
base for the Central District; they provide substantial employ­ment
and generate visitors who may also shop downtown. They
also have substantial prospects for growth.
The development of higher education facilities for Boise in­cludes
prospects for a Medical School. A program to establish
a nucleus of medical research specialists as a basis for such a
school is presently underway with direction being given by the
Idaho Foundation for Medicine and Biology, Inc. The feasibility
of this prospective development is evidenced by recently estab­lished
or planned schools in other parts of the country. To at­tain
the goal of a medical school for Boise, however, will require
successful establishment of the Foundation programs:
To create a Center for Community Health Research
To create a Center for Continuing Education for the
Health Professions
To create a Center for Medical Science Research
Total community support should be given to these important pro­grams.
In addition to the school prospect, I:ecent studies conducted
by both area hospitals - St. Lukes and St. Alphonsus - have
established future facility needs that will require added land
uses. St. Lukes Hospital is already acquiring adjacent proper­ties,
while St. Alphonsus has been considering an outlying loca­tion.
In the early stages of study, the Boise Planning and De­velopment
Committee explored the possibility of expanding both
hospital facilities at their present locations. While not considered
feasible a year ago, there now appears to be some prospects for
accomplishing this objective and creating a major medical com­plex
through action by the Boise Redevelopment Agency work­ing
closely with the hospitals, the medical profession and the
Idaho Foundation for Medicine and Biology, Inc.
57
,,
[
Other Area Developments
The development of the Core Area and improvement of the
surrounding areas as proposed will stimulate other area projects.
The feasibility and timing of close in residential projects, offices
and other commercial facilities is not now known since they de­pend
first on the implementation of a program for action as
described in Part IV of this report.
Progressive and forward looking Boisean's have already
expressed their confidence that Core Area plans will become a
reality by making investments and carrying out nearby develop­ments.
The new Imperial Plaza highrise apartment, YMCA,
motels and related facilities give support to the conclusion that
Boise's Central District can be developed for the benefit of the
City and its citizens. The river Green Belt program and Boise Col­lege
plans give further confidence to the future prospects ahead
for Boise.
58
The new Imperial Plaza highrise ..A.
apartment.
~ Artist's conception of the new Yl\ICA.
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Part .IV -Program for Action
~ BPlSE. RF.lDEVELPPMENT AGENCY
Planning for Renewal Programs
Uldng Urban Renewal . ·
~CITY
~COUNTY
~STATE·
~ CHAMBER PF CPIQil';RCl!:
• CITIZENS AND OTllERs.
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PROGRAM- FOR ACTION
The previous pa.rt;e of this: report have ~ various
ele;ments of the Boise Plamrlng and Development Committee's
study and havt: presented plana for redevelopment. ·However,
plans for the initiation of Boise' A improvements as set forth in
this report; no matter how well conceived, are- useless· without
a development program that· can be reaJisticaDy accomplished.
This proposed development program for Boise ·combines the
·resources and support of private investors -and developers, pablie
agencies and the people of the community_ to achieve the goals
for an improved City that can better serve its citizens and busi­nesses.
The respoDBibility f!lr implementing the v-arious phaSes of
this program rests with many groullll and individuals. ilowever,
the primary responsibility. for planning and Coordina,tion of the
proposed devel!lpmeitts mast rest with-the Boise Redevelopment
Agel)cy and the City Council members who study and approVe
Agency programS. - ·-
ACTION 8Y THE BOISE REDEVELOPMENT
AGENCY
With appMVal of the City Council, and in cooperation with
private enterprise, the Boise Redevel!lpment Agency is the or"
ganization best qualified til take the lead in carrying out the
physical recievelopment of Boise's Central District. As recom­mended
hy the Urban Land Institute:
"The action p/uJBe of the progmm psrlw.ps wen more t1um
the planning plw.Be JOill dema1Ul. etmti1Hted dWect in'IIOW&­m611t
of BoiBe's citrie,lnurinus and g0118'r1lmmtul feadm!Aip.
The Boise RedeiJelvpment Ag671.C1f ill reBpOftBible for imple­menting
many of the proposed action progmms. The Ag671.C1f
will need continued . guidtl:Me a1Ul. support from tke com­munity'
s lnurin688leaders a1Ul. eitizeti.B." ·
The Agency was established in late 1965 following enact-ment
of the State enabling legislation. The Mayor, with City
Council approval, appointed its chairmen and members.
The Agency_ has COJN)Ieted several essential Jll'OII'l'IIDI8 as
follows:
-~ Legal counsel has been appointed
• By-laWl for Agency operatiODS have been adopted
. _ ~ The area of study for prep&r&tion of a General Neighbor­hood
~ewal Plan (needed to guide Ageacy programs) has
been delined til be the same as the Core Area established in
this report, and has been apjlroved by the cn;Y Council
~- Application for survey and planning funds for a -General
Neighborhood Renewal-study has been submitted ro the De­partment
of Hollliing and Urban Development.
The Agelllly must now undertake a number of other ~"r pro-grams
that include: .
• Employment of an exeCutive direct!lr ro administer its pro-grams
-
~ Preparation and approval of the General Neighborhood Re-
. newa) plan · · .
~ Defiaition and approval of project study areas
~ Application for project survey and planning fuada
• Preparation and approval of il project plan
~ Execution of the project plan by:
• Acquiring land in the project area
• Relocating existing occupants ro ·other suitable sites
• Demolishing and/or rehabilitating existing facilities
• Developing off-site improvements
• Selling land ro public or private groullll for develoP-ment
·
• Coordinating development efforts in the project area
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The above Agency programs should follow the procedures
outlined in the State enabling legislation and give considera­tion
to federal support available under the Urban Renewal Act.
They should not, however, overlook the prospects for new state
Jaws that could permit renewal programs to be financed at the
local level-essentially through the use of "tax-increment" bonds.
There are several programs to be initiated by the Redevelop­ment
Agency that need further comment. These programs deal
primarily with planning efforts and the use of urban renewal.
Planning for Renewal Programs
A General Neighborhood Renewal Plan must be prepared
at an early date to further define the redevelopment projects that
the City desires to undertake. Following public hearing and ap­proval
by the City Council of the General Neighborhood Renewal
Plan, studies and development programs for specific project areas
(including the cultural and retail centers) will need to be pre­pared.
In preparing these plans the Boise Planning and Develop­ment
Committee recommends that the projects conform gen­erally
with those that are proposed in this Development Guide.
Specific project plans should be established either by ex­panding
or redefining the major center developments as set forth
in this Development Guide. While each of the projects described
previously in Part III is by itself feasible, it will be necessary
for the Agency to determine how best to financially plan the
various programs in order to provide the needed funds and pub­lic
support for the projects in view. As an example, if the retail
center project is considered as the first development, all of the
new facilities, parking structures and public improvements will
need to be financed through both public and private cooperation.
Facilities for new stores and retail structures will be developed
by private enterprise, while parking will need to be provided
through a City parking program that will establish local non­cash
credits for federal grants-in-aid. Such credits can be used
in the financing of net project costs as described later. If, for
example, the first project were to be the cultural center, then
all facilities considered would be of a public nature to be financed
through general obligation or revenue bonds as determined by
feasibility studies for each facility.
The timing and costs for these projects and for the facilities
in view will be determined in detail as project plans are pre­pared.
None of the facilities considered for the redevelopment
of the central district is beyond the means of the City or private
enterprise to undertake. The timing of such projects, however,
must be coordinated with the City's capital improvement pro­gram
and with other private developments based on sound
marketing decisions. The Urban Land Institute has given Boise
and its Redevelopment Agency guidelines for public and private
financing as follows:
"In planning the program (projects) it should be remem­bered
that major financing will come from private invest­ment
in the central business district. The public financing
of capital imp1·ovements is seed money to attract new pri­vate
investment in Downtown Boise.
It is time for the City to draw up a long range capital im­provement
program that will cover needs, priorities and fi­nancial
resources. Only in this way can the Boise develop­ment
program be carried forward on an orderly basis.
The City should be prepared to increase bonded indebtedness
significantly as an investment in community development.
The prudent mcrnagement of city finances in past years en­ables
this action to be taken with ease and confidence."
Using Urban Renewal
The Boise redevelopment program, as administered by the
Agency, includes proper City planning, major new private en­terprise
investment in commercial activities, and public invest­ment
in cultural, recreational, and governmental facilities. The
program of action also includes local government participation
through the established process of urban renewal.
Urban renewal is not the Boise redevelopment program, but
is just one tool which the Committee believes needs to be used
to achieve the development program in view. Urban renewal is
61
a statutory process for planning redevelopment projects, for ac­quisition
and disposal of land for desirable public and private
uses, and for administration of local public and federal funds
in such projects. The urban renewal process is subject to the
approval of the Boise City Council and is conducted in accord­ance
with the 1965 Idaho Urban Renewal Law and other laws of
the State of Idaho and Boise City.
Urban renewal is a subject of much discussion and contro­versy
both in Boise and in other parts of the country. The use
of this tool in redeveloping communities has been extremely
valuable for many communities where local direction and control
have been competent and effective. It can be so in Boise where
Idaho law sets standards for urban renewal projects, directs
that they be controlled by the local elected governing bodies, and
specifies the powers which the local redevelopment agency has
in implementation of a project. After careful study of the State
act and review of alternative redevelopment programs for Boise,
the Urban Land Institute has given Boise the following recom­mendation:
"Federal cooperation under the urban renewal prorJram
should be sourJht to implement the redevelopment of blirJhted
areas in the central core.
Under the redevelopment a{/ency which has been established
in Boise, federal urban renewal assistance will become
available for use in land acquisition for the Capitol Boule­vard,
retail core and convention-cultuml center projects.
Local expenditures for some public improvements in the
area may be credited a{/ainst Boise's sha1·e of renewal proj­ect
costs. This will enable the City to rJain multiple benefits
from these expenditures."
The five-member Boise Redevelopment Agency appointed by
the Mayor at the request of the Boise Planning and Development
Committee has responsibility for administering project planning
and handles the details of development and urban renewal financ­ing.
Before initiation of any program for redevelopment, the
Agency must have complete approval of its plans and programs
62
by the Council, which by law must give public notice of any pro­posed
urban renewal project and hold hearings on such pro­posals.
The Council determines whether a project will be initi­ated,
establishes the scope of the project area, and controls
acquisition, disposal, and use of project land through its approval
or disapproval of a specified project plan and any modifications.
As set forth in the law, an urban renewal project is a
planned redevelopment of a specified section of a community. In
Boise, such projects are considered for the central business
district and not for any residential area. No project can be ini­tiated
without approval of the Boise City Council and the law
specifies that no project will be approved unless:
~ All persons and businesses to be displaced by the new de­velopment
can be relocated without undue hardship.
~ The project plan conforms to the general plans for the
entire community.
~ The plan provides for adequate park and recreational
areas with special consideration for the health, safety,
and welfare of the children in the vicinity.
~ The project will afford maximum opportunity for reha­bilitation
and redevelopment of the project area by
private enterprise.
An urban renewal project can involve land clearance and
redevelopment, or rehabilitation and conservation, or a combin­ation
of these. It may include acquisition of land, site clearance,
installation of or vacation of streets and other improvements,
disposition of land acquired for uses in accordance with the
project plan, and carrying out plans for locally-financed reha­bilitation
of structures in the areas which are not acquired.
Federal assistance available for project financing consists of
the following:
~ The advance of funds to finance the survey and planning
work necessary before actual redevelopment begins.
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~ Temporary loans to be used by the City as wo~king
capital in acquiring project land and structures, clearing
the site, and preparing the area through redevelopment
or rehabilitation.
~ Capital grants upon completion of the project amounting
to three-fourths of net project costs for Boise.
Net project costs, the difference between project costs and land
resale revenues are financed with non-cash credits for locally
done improvements, with revenue bonds of the Boise Redevelop­ment
Agency, and with federal grants and loans. An example of
such financing is included in Boise City's General Neighborhood
Renewal Plan application as shown in the adjacent table.
As a protection for its citizens, the Idaho Urban Renewal
Law prohibits Agency revenue bonds or loans from being a
debt of the City, and such obligations are repaid only with
revenues accruing from the project itself. The Law also prohibits
the City from granting public credits or loans to the Redevelop­ment
Agency. The City Council may levy taxes only for curbs
and gutters, streets and sidewalks that may become part of an
urban renewal project. If the City desires to provide any other
financial participation, such as for a new city hall, auditorium
and convention center, it can do so only through issuance of
general obligation bonds approved by two-thirds of the City
property owners in an election. Such finances can be used only for
the purposes specified in the election ballot.
In Boise it is up to the Boise City Council to decide, after
public hearings, whether federal funds are needed or accepted.
From the community's viewpoint, urban renewal for Boise should
only be considered as a program of private enterprise working
in cooperation with local public agencies, and utilizing whatever
financial support can be obtained from grants-in-aid to provide
for needed improvements. In many communities local grants-in­aid
are being made for convention-auditorium facilities and for
other public improvements such as a central library as considered
for Boise's Central District.
TOTAL ESTIMATED CAPITAL GRANT
FOR A
BOISE CENTRAL DISTRICT URBAN RENEWAL PROJECT*
COSTS
Survey and Planning Period
Administration and Overhead
Survey and Planning Activities
Land surveys and Appraisals
$ 62,456
168,759
45,000
SUB-TOTAL SURVEY AND PLANNING PERIOD $ 276,215
Project Execution
Administration and Overhead
Land Acquisition
Demolition and site clearance
Project and Site Improvements''*
341,725
4,000,000
400,000
1.500,000
SUB-TOTAL EXECUTION PERIOD
TOTAL FIRST PROJECT -GROSS
Less Proceeds From Sale of Project Lands
NET PROJECT COSTS
SHARING OF PROJECT COSTS
Federal Grant - (757'<) $4,063,455
Local Share- (257;) *** $1,354,485
Relocation Costs-(1007<, Federal Grant)
Business Payments $ 162,500
Moving Expenses 150,000
TOTAL FEDERAL GRANT (75~f
Net Project Costs and Relocation
*The first phase of the retail centet· development
6,241,725
6,517,940
1,100,000
$5,417,940
312,500
$4,375 955
**City and special district expenditures for public impmvemen.ts, i.e., new
street lighting (already in), utilities, parking structures, street improve­ments,
etc.
***As shown, the Boise City share is less tlnn project and site improvements
that will be necessary for the project nd, as such, the City tvill not be
subject to further indebtedness or exp 1diture.
63
at the very time when more and greater demands are being
made on the city by ever increasing population growth and ur­banization.
It is apparent that downtowns throughout the country
need the very best help and the closest attention in the days
ahead if citizens of the city are to meet the challenge of com­munity
development. The challenge is now before Boise where
not much attention has been given to its downtown in past years.
The deterioration of the central core can have serious im­plications
to the future of Boise if the pattern of development
found in other cities also takes place here. Millions of people live
today in a wornout. secondhand, and deteriorating environment
of the central city. The leadership, power, and wealth of these
cities are fast fleeing to the suburbs. Downtown and its resi­dential
fringes are becoming the repository for the lowest in­come
families, minority groups and socially disadvantaged. Prob­lems
of crime, juvenile delinquency and modern ghettos focus
more and more on the downtown.
Without an action program that continually fosters im­provements,
the problems facing other central city areas will soon
become major problems in Boise. Boise cannot afford to consider
the alternate cost of a status quo attitude, or a less than aggres­sive
approach in the search for positive solutions to central city
problems. To adequately assure Boise's future development, it
is necessary to focus every talent and to apply the sharpest tools
of both government and private industry to the problems ahead.
An immediate program of action designed to improve Boise
as outlined in this report will to a great extent eliminate the
need for major central city surgery presently being experienced
by many cities throughout the country. Many of the recom­mended
proj

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DEVELOPMENT GUIDE FOR
THE CENTRAL DISTRICT
OF BOISE, IDAHO
Prepared By
THE BOISE PLANNING
AND DEVELOPMENT COMMITIEE
In Cooperation With
STATE OF IDAHO
ROBERT E. SMYLIE, Govet7W1"
COUNTY OF ADA
ROY MURPHY, Chairman, Ada County
Commissioners
CITY OF BOISE
JAY AMYX, Mayor
BOISE REDEVELOPMENT AGENCY
H. WESTERMAN WHILLOCK, Chairman
TASK FORCES
Architects, Engineers and Planners
CHARLES HUMMEL, EARL J. REYNOLDS, JR.
Co-Chairmen
Legal- PAUL ENNIS, Chairman
Retail- W. H. BURKE, Chairman
Public Information- EUGENE DORSEY, Chairman
COORDINATOR AND ECONOMIC DEVELOPMENT
CONSULTANT
Ernst & Ernst- MARCEL LEARNED, Partner
-JOHN H. MONTGOMERY, Manager
-GILBERT G. McCoY, Director, Economic
Planning and Development
REAL ESTATE CONSULTANT
Charles Detoy, Coldwell, Banker & Co.,
Los Angeles, California
URBAN LAND INSTITUTE-CENTRAL CITY COUNCIL PANEL
NEWTON C. FARR, Chicago, Chairman of the Panel
ROBERT T. NAHAS, Oakland, President of the Urban
Land Institute
WILLIAM S. BALLARD, Boston
JOHN W. CoMBS, Willowdale, Ontario, Canada
JAMES B. DOUGLASS, Seattle
F. LAWRENCE Dow, Hartford
1
2
BOISE PlANNING AND DEVElOPMENT COMMITTEE, INC.
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P. 0. BOX 1638
Citizens of Hoise
Governor and Legislators, State of Idaho
Chairman and CornmicswnHs. Ada County
)!ayor and Council. City of Boise
Clw1rnwn and .'\Iembers, Bois :regic.nal area and the State.
Th1~ Development Guid'
d t!-_,, l'r'""' l.and ],,titcott·. How~ver, the Guide is firstly the product of
H, •. _.,. , lliz'"" "'"I- future. In addition. City,
(_',n,nty and ,.;t,.k ,,tfJ, ial-; ,,!l(j thell· •taff< h2xe heen most helpful
Aft,-•· o·nrdl:l ,u,.;y "f the ont·noll Roi"e area, the Committee ha~
,.,,uhdc·,; the hea,-t ,,[ tht• lin· 0< the· ana when• immediate attention
li!it-, f,, th 1!1 tht· Ci:y and :h" n·g:ion
~The ci_ti7~n' and hu~inP~"''" uf BoiHe net•d new public faciliti~~ for
t•ducatwnal. cultural and re.-reatinnal attammt•nt and to ~upport
huHiness g-ro,.th-yet nn •\h'n·-•ful plnn_, ,,,. prc.grnm." han· Lc·c·n
pre be elopment
~A goYernmue:m' in flo1se. To illustrate this, consider the following consequences:
~ F':'rther de~tntralization and hu~iness mo~·es from the central core
wlil bnng ado:kd tax bu:rrlens to md1vidual home owners, since de­a~
a~menb based upon market value
uf ,-,c·ant prupt-ny wlil in is no"·· The Boise
l':,uu:ing- <>n•l o~,,~l;,pmc·nt C'c•mmitt~e n·eommend_< that this plan and
rl']h•rt hc· g;vf'n -envu.- ~tudy and he adopted a~ a guid(' for development
":· R",,,.·, n•:Jtral c·::;:. Thi~ plan ar.d prug:ram will provide a ~onsistent
ba~i< :"nr C:ty C"uneil. 1'1""'""1-: C"rnmis"ion and Hede,·elopment Agency
Pndc;:.t\L••"' pedfu!ly suhmitted,
ROI:;;E PL,l-););I);G A);D DE\'I:;LOP:'IlEI\'T
CO:'IDII'171:E. I);C.
DEVELOPMENT GUIDE FOR THE CENTRAL DISTRICT OF BOISE, IDAHO
CONTENTS
PART I-SUMMARY OF PLANS Problems Viewed 19 Core Area Plans 36
AND PROGRAMS 5 Increasing Vacancies 19 The Cultural Center 38
Scope and Purpose 6 Decentralization 19 The Retail Center 42
Declining Retail Sales 20 The Government Center 46
Basic Concept and Potentials for Declining Tax Base 20 Other Core Area Improvements 48
Central City Development 8 Increasing Traffic and Parking Traffic, Parking and Public
Core Area Proposals 9 Problems 20 Transit Community Cultural and Con- 50 Failing Transit Service 21 Traffic 50 vention Center 9
Regional Retail Center 10 Deteriorating Appearance and Parking 52
Governmental Center 10 Building Conditions 21 Public Transit 53
Other Core Area Proposals 10 Past Accomplishments Evaluated 22 Supporting Area Plans . 55
Surrounding Area Proposals 11 Physical Improvements Viewed. 22 The Couplet 55
Planning Programs Initiated 22 Capitol Boulevard 56
Couplet Area 11 Redevelopment Agency Formed 22 Medical-Professional Center 57
Capitol Boulevard 11 Other Area Development 58
Medical Complex 11 Studies Initiated 23
Other Land Uses 11 Actions Taken 24 PART IV-PROGRAM FOR ACTION 59
Traffic, Parking and Transit 12 Action by the Boise Redevelop-
Parking 12 PART III-ELEMENTS OF THE ment Agency 60
Traffic Access and Circulation. 12 PLAN 25 Planning for Renewal Programs . 61
Public Transit 12
The Boise Region . 26 Using Urban Renewal 61
Development Program 13
The Boise Economy-Its Growth
Action by the City 64
Actions Required Now 13 and Potentials 28 Action by the County 64
Citizens and Public Support Needed 14 Employment Growth 28 Action by the State. 64
Population Growth and
Action by the Chamber of Commerce 65
PART II-BACKGROUND FOR Annexation 29
DECISION 15 Market Potentials and Action by Private Property Owners 65
Formation of the Boise Planning
Development Goals 30 Action by Merchants and
and Development Committee 16 The Central District 32
other Businessmen 65
Preparation of this Development Strengths and Weaknesses 32 Action by Citizens. 65
Guide 17 Land Uses and Prospects 34 In Conclusion 65
3
4
"Boise has reached a critical turning point in its growth.
Establishment of a broad development policy now can increase
the potential fo1· an expanding economic base to support a richer
life for a growing population."
Without an action program based on a comprehensive plan,
the community could -well lose opportunities to progessive centers
in other parts of the region. This is a time of challenge for
Idaho's Capital City."
URBAN LAND INSTITUTE
1966 Report to Boise Citizens
The Central District of Boise is the single most important
concentration of business activity in the State. Its future de­pends
on action taken by the community now to insure that this
area continues to support the economic well-being of citizens
and businesses in both Boise City and Ada County. This De­velopment
Guide gives direction to the program ahead for Boise.
BOISE PLANNING AND DEVELOPMENT COMMinEE
Part /-Summary of Plans and Programs
"7'
;
~ SCOPE AND PURPOSE
~ BASIC OONCEPI' AND POTENTIALS FOR
DEVELOPMENT
~ CORE AlUlA PROPOSALS
CommUnity Cultural and Convention Center
Regionai Retail Center
Govermnental Center
Other Core Area Propoaals
~ SURROUNDING AREA PROPOSALS
Couplet Area
c&pitol-~oulevard
Medical -Complex
· Other r,.Dcl Uaes
~ TR.AFFlC, P'ARKJNG AND .TJL\Nsir
" TraffiC Aecess and Circulation
Parking
Public Traasit ·
~ DEVELOPMENT PROGRAM
Actions Required Now
Citisen and Public Support Needed
._,,.
>ntion C~.>nt~.>r
As the nucleus of the Central District, the Core should
contain the highest intensity of building development with major
centers for retail, government, and cultural activities with sup­porting
land use functions. The adjacent area should be an at­tractive
and functional zone of transition in which uses and
intensity of the development gradually change from the Core's
concentrated commercial and public uses to a grouping of sur­t
·ounding support functions.
Community Cultural and Convention Center
There is an immediate need for a 2,500 fixed seat concert­hall
type auditorium and adjacent convention facility, and with
related cultural attractions including a new City Library and
State Historical :Museum. These facilities, with supporting park­ing,
are feasible now and should be located east of Capitol Boul­evard
and in a nine-block area bounded by Front and Idaho.
9
Regional Retail Center
~ Architects conception of
the possible retail mall de­velopment.
The twelve-block area west of Capitol and bounded by Front
and Bannock should be redeveloped and up-graded as a regional
shopping center. Treatment in the northern part of this area
would consist mainly of improvements to exisiting structures;
redevelopment in the southern sector should include new major
retail uses and parking facilities. A limited mall treatment along
Ninth Street could help define this area as a regional shopping
center and improve the flow of pedestrian traffic between retail
establishments.
Governmental Center
State, County and City governmental facilities should be
centered in the area around the State Capitol. Work of the Boise
Planning and Development Committee during the past year has
helped to define locations for new State facilities in the six­block
area as shown in the adjacent photograph. Acquisition and
planning of this area by the State is contemplated during 1966.
Further detailed studies by the City and County will be
needed to pinpoint locations for their specific facility require­ments.
A city hall and or joint city-county building are two
possible development alternatives.
Other Core Area Proposals
Rehabilitation of other areas within the Core should be
initiated to provide for central location of firms that may be
displaced by the developments previously proposed. Provision
for adequate parking is one of the primary land uses that should
be considered for these other areas.
10
A Proposed State and local governmental centers.
I
SURROUNDING AREA PROPOSALS
The following proposed developments and improvements
outside the Core Area, but within the defined boundaries of the
Central District and its major access, are required to support
Core Area functions and to take advantage of new land use
opportunities. These developments, while needed and feasible
for private undertaking, will not come about unless the pro­posed
Core Area projects are implemented.
Couplet Area
As an entrance to the City, the Front and Grove couplet
should be developed in an aesthetic manner with appropriate
setbacks and landscaping for traffic-serviced commercial, tran­sient
and related facilities. A number of existing businesses in
the Core will find this area an improved location for their opera­tions.
Capitol Boulevard
As the focus to Idaho's seat of government, this boulevard
should be cleared of clutter, confused traffic patterns, objection­able
signs, and deteriorated structures. An aesthetic pattern for
improvement as accomplished on Sacramento's Capitol A venue
should be considered for Boise.
Medical Complex
East of the Core Area substantial medical facilities and
hospital complex are already established. Continued development
of these activities should be undertaken here and future land
reservations should be considered for the medical complex pres­ently
proposed for Boise.
Other Land Uses
Areas in the Central District north of the Core should be con­sidered
for multi-family residential structures. Properties west
of the Core are logical extensions for commercial activities that
require close-in locations, or support the primary Core Area
functions proposed.
Clll
~ The approach to Idaho's
Capitol.
T The approach to California's
Capitol.
11
TRAFFIC, PARKING AND TRANSIT
The projects proposed for the Core and surrounding area
must be accompanied by a new concept in the handling of pedes­trian
and automobile traffic with provision for transit facilities.
Traffic Access and Circulation
Changes will be required in the Central District's present
traffic plan to accommodate the major developments proposed
and to bypass traffic not destined for the Core Area:
~ Access to the Core should be improved with bypass routes
for through-traffic by early easterly extension of the couplet;
further utilization of the 1966 River Street improvements;
completion of Interstate SON; and by other highway ex­tensions
shown feasible by studies presently underway.
~ Circulation within the Core should be modified by establish­ing
a loop and/ or couplet road system to accommodate the
possible superblock developments for the retail and cultural
center, and by making changes in the present one-way
traffic to permit two-way flow on certain designated streets.
Parking
Two thousand additional parking spaces will be required to
serve the proposed Core Area developments by 1975. Parking
areas should be developed in proximity to major Core Area
projects and as part of the Front-Grove couplet. The concept
proposed is shown in the adjacent picture with overhead bridges
for safe and easy access to stores and other facilities.
12
Public Transit
Public transit must be upgraded to provide improved ser­vices
for Boise citizens. Municipal ownership of the transit sys­tem
should be carefully considered by the City to accomplish
this objective.
T Proposed parking with overhead bridges
DEVELOPMENT PROGRAM
Action and support by the entire .community is now re­quired
if the plans, projects and programs recommended in this
report are to become realities. Since its first studies were initi­ated
the Boise Planning and Development Committee has taken
steps to implement recommended programs. The Committee has
conducted extensive public information programs to inform local
citizens of proposed improvements. They have reviewed develop­ment
concepts with community planners and nationally recog­nized
central city experts, and have tested the feasibility of
proposed projects with property owners and potential Core Area
tenants who would expand or locate here. These efforts, however,
are only a small part of a program that requires continuing
action and broad community support.
Actions Required Now
To establish proposed Core Area projects, and to further
implement efforts, the following activities must be carried out
to give added support to total community development.
Detailed plans of proposed Core Area developments will be
required at an early date. They should be prepared in cooperation
with public and private groups and should include:
~ A General Neighborhood Renewal Plan to precisely de­fine
land uses and development programs for the Core
Area .
., Specific project redevelopment plans for the cultural­auditorium-
convention center, retail center, and govern­mental
center .
., Financial plans and development timetables best suited
to the above projects and to the financial capabilities
of the City, its taxpayers and private developers.
A development program will be required to bring about phys­ical
changes through the coperative efforts of private and public
groups to undertake:
., Urban renewa.l where necessary.
., Public parking programs for required offstreet parking
facilities.
., Organization and promotional efforts to expand existing
Core Area firms and attract new ones.
~ Other Central City Area improvements for building
modernization, better merchandizing, more adequate
vehicular access, circulation and traffic control, and a
general upgrading of facilities and services.
13
Citizen and Public Support
Citizen support of public and private actions will be needed
to carry out the proposed programs that the Committee believes
will lead to an improved Central District that can better support
all of Boise's businesses and residents.
The Boise Redevelopment Agency, under the direction of
the City Council and in cooperation with private enterprise, is the
organization best qualified to take the lead in carrying out physi­cal
redevelopment of the Core Area. Its program should follow
that set forth in the State enabling legislation and give con­sideration
to support provided under the Federal urban renewal
act. It should not, however, overlook the prospects of new State
laws that could permit renewal programs to be financed at the
local level.
The City Council and Planning Commission are required by
law to review and approve all plans and programs of the Redevel­opment
Agency. The City should also initiate studies to provide
adequate public parking, and to create a governmental complex
in cooperation with the State and Ada County. They should also
initiate a capital improvements program for the total city area
so that proper programming of Core Area developments will
be integrated with public improvements needed in other parts
of the City.
Ada County should plan closely with the City to provide
necessary space for future expansion and give consideration to
a possible County-City building.
14
The State should develop plans for use of property it is
acquiring in the Core Area. Development of these plans should
be in cooperation with City and County officials and the Rede­velopment
Agency. The State should also review present urban
renewal legislation to insure that all avenues for project financ­ing
are available.
The Greater Boise Chamber of Commerce should provide
added Core Area support through its Merchants Division by
creating a Downtown Retail Group to undertake cooperative
promotional and development programs. It should further
strengthen its economic development effort for tourists, conven­tions,
industry, education and other sources of community in­come.
Private property owners should initiate individual programs
to improve and upgrade their present properties, provide proper
locations in and near the Core Area for firms that may need to be
relocated by redevelopment activities, and give added support to
downtown improvement programs of the Chamber, Redevelop­ment
Agency and City.
Merchants and other businessmen should evaluate their
future potentials and cooperate with the Redevelopment Agency
and private developers to assure themselves expansion or im­provement
opportunities in the Core ~rea.
Citizens of Boise should become better informed of the roles
taken by the Redevelopment Agency and City to improve the
Core Area and the service it gives the community. The informed
citizen will better understand the need to support necessary
legislation and bond issues for such public facilities as the
Auditorium-Convention Center.
I
I
I
I
I
I
Part //--Background for Decision
~ FORMATION OF BOISE PLANNING AND
DEVELOPMENT COMMITI'EE
~PREPARATION OF THIS DEVELOPMENT GUIDE
~ PROBLEMS VIEWED
Increasing Vacancies
. Deeentnilization
. Declining Retail Sales.
Declining Tax Base
others
~ PAST ACCOMPLISHMENTS EVALUATED
PhJ'Sleal Improvements Viewed
.·· Planning Programs Initiated·
Redevelopment Agency Fonned
~ STUDIES INITIATED
~ACTIONST~
·1111
FORMATION OF THE BOISE PLANNING
AND DEVELOPMENT COMMITTEE
During the later part of 1964 a group of prominent Boise
busines::; leaders met to study and revie\\· business activities in
the City. They had witnessed and experienced a growing decline
and decay that was adversly affecting this area's businesses and
their contribution to the City's economy and tax base. They
recognized that unless action was taken immediately to insure
continued deYelopment of this important central area, Boise
would soon find that its city center had become a liability to the
community and its citizens as have many downtowns in other
parts of the country.
As a result of their preliminary meetings and studies, they
defined several facts about the heart of the City.
~ This Central Area has been the hub of statewide, regional
and local financial, government, business and retail activi­ties
and a major source of economic strength for the sur­rounding
metropolitan area.
~ This part of the City has been weakened and continues to
be weakened by decentralization of government offices,
retail operations and other business firms who find lo­cations
for expansion away from the central area.
~ There appears to be little prospect for replacing any of
these lost activities with new developments and other
businesses may leave unless action is taken to create a
new center environment.
~ Land ownership patterns, taxes, lack of any past coordin­ated
planning and development program have all helped
to lessen the importance of the City's core- keeping out
new developments and prohibiting the feasible expansion
of existing downtown operations.
If this area is to improve its economic position and give
added support to the community, an organization should
be formed to carry out necessary planning and develop­ment
programs and prepare a Development Guide to be
used by the City, County, State and other interested
groups in programming their efforts to improve Boise.
The Boise Planning and Development Committee, Inc., ·was
formed in January, 1965, as a result of these preliminary studies
and meetings. Since that time the Committee's work has been
directed by many leading citizens and has been supported by
many others throughout the community who have pledged sub­stantial
funds and have contributed their time and talents to
prepare this Development Guide - a practical and feasible de­\'
elopment plan and program for Boise's central city area that
can he implemented by action on the local level.
T Committee presentation to Chamber of
Commerce and city officials.
PREPARATION OF THIS DEVELOPMENT GUIDE
The Boise Planning and Development Committee recognized
that creation of a workable development plan and program for
Boise's city center would be best accomplished through sub­stantial
local participation. The Committee has received con­tributions
from many local citizens and businesses. They also
enlisted personal and professional services of persons and firms
in Boise who had special skrils and qualifications in handling
various phases of this study program. These people have partici­pated
in four task force groups which have dealt with the study
problems and have played a key part in the preparation of this
Development Guide. These task force groups included:
~ Architects, Engineers and Planners- who have provided
the Committee with specialized AEP services needed to
define and present developments proposed for the study
area.
~ Retail Executives - who have given special study and
consideration to improved retail and service operations in
the Core, and have analyzed potential retail markets and
possible mix of retail units that might be expected with
pmjecterl population and income growth.
~ Legal Counsel - who have reviewed, analyzed and
recommended legislative and other methods to implement
the proposed developments, and have participated in
sponsorship of State enabling legislation resulting in the
formation of the Boise Redevelopment Agency which can
undertake urban renewal programs.
~ Public Information Specialists - who have provided the
Committee with programs to help educate and inform
the community regarding plans and other activities
necessary to carry out developments in the City Center.
Special acknowledgment is given to these task forces and
their members at the end of this report.
...,. A study group of architects,
engineers, and planners.
17
Seven essential steps have been carried out by the Boise
Planning and Development Committee in preparing this Develop­ment
Guide and in helping to implement its recommendations:
18
~ Public agencies, private organizations, and individuals
were organized into the task forces-study and action
groups created to define needed planning and development
programs.
~ Studies were undertaken of Boise, its central area econo­my
and factors affecting development.
~ Analyses were made of public and private development
projects needed to overcome problems, support existing
businesses, and take advantage of growth opportunities
with resulting emphasis given to concentrated centers
for:
• Convention, auditorium and
related cultural activities
• Governmental facilities
• Retail operations
• Medical facilities
~ Analyses were made of land use and traffic patterns that
affect access and ties to the central part of the City and
to other City areas so as not to overlook the importance
of surrounding developments.
~ Preliminary plans were prepared based on the above
studies and reviewed during the latter part of 1965 by
local citizen groups, and by experts from the l...'rban Land
Institute who conducted and prepared their own study
which has helped to insure practical application of de­velopment
recommendations and has given added direc­tion
to the plans as set forth in this Development Guide.
~The concepts of this Development Guide were presented
to the community setting forth the plans and programs
necessary to impron the future of the central area and
the well being of its businesses and citizens.
~ Implementation of development recommendations includ­ed
in this Guide was undertaken early in the study so
that. as this report is presented, action programs have
already begun and remain to be carried out by local
citizens and private business organizations in cooperation
with their City and its Redevelopment Agency.
.A. Second and third floor vacancies.
Poor sign control .A.
Y Denlopment of outlying retail centera
PROBLEMS VIEWED
The first task of the Committee and its task force was to
determine the problems affecting the economic well being of
the city's heart. Some of these problems were readily apparent
f rom visual inspection, while others were determined from studies
and evaluation of land use, economic and other data.
Increasing Vacancies
Over t he past years increasing retail and office vacancies
have been experienced. Vacancy rates in competitive Core Area
office buildings exceeded 16"; late in 1965. Completion of the new
Federal building will pose further problems. Vacant retail stores
·md second and third floor vacancies above existing retail oper­ations
as shown in the above photographs are becoming increas­ingly
apparent.
Decentralization
Increased urban growth, available outlying land at lower
costs, declining appearance of the downtown and lack of any city
center development plan and program has resulted in decisions
to locate business and government facilities away from the City's
Core Area and outside City boundaries. While develqpment of
outlying retail centers has not yet resulted ir. r~location of any
major downtown stores, increased pressure by shopping center
developers is being felt on Core Area merchants. These busi­nesses,
some of which wish to expand downtown, cannot do so
without the creation and implementation of a plan and develop­ment
program for the Core Area - a primary objective of this
Development Guide.
19
RET AIL SALES
(IN MILLIONS OF DOLLARS)
........
.• ~s otlllllllll/llf
,,N\'fi:.~
I ~
~
20 353
.~..,
t>.OP.
Os R' l
Increasing Traffic and Parking Problems
i',
t 2
::""1111
t 5
Added mobility of Boise citizens has increased traffic con­gestion
in the Core Area. Many shoppers drive several times
around a block looking for parking spaces before using the few
parking lots available. Some streets have already reached the
limit of average daily traffic unless street parking is eliminated
or bypass routes around the Core are established.
"''"'~!-..-.. ,,...._
tlb· .. -i:
-~.
_._.. ,.~
.A.. Added traffic problems.
Inadequate sign regulations . .A..
,. Unuseable upper floors.
Deteriorated public improvements. ,.
Failing Transit Service
Public transportation has declined both in service and equip­ment
over past years. Many downtown shoppers and employees
using this service in the past have now been required to drive­further
aggravating t he present traffic and parking conditions.
The Merchants Division of the Chamber of Commerce and the
Committee's Retail Task Force have had to subsidize the Boise
Bus Company over many months during this past year to insure
maintenance of present service. At the same time they have been
working with the City to determine actions necessary to re­establish
and improve the public transportation system to better
serve the central city area and other parts of the community.
Deteriorating Appearance and Building Conditions
Limited funds for maintaining the City's physical facilities
has resulted in continued deterioration of both private buildings
and public improvements. Broken sidewalks and curbs with
weeds coming through cracks are prevalent in the Core Area as
are deteriorated structures, some located within two blocks of
the Capitol building.
Detailed building condition studies have been conducted by
the Architects, Engineers and Planners Task Force. These
studies pinpointed many Core Area structures that appeared
to be sound from the outside views, yet interior construction of
wood and lack of interior maintenance were found to pose serious
problems to their remodeling or improvement. As such, much
of the Core Area image of declining properties gives little con­fidence
to new investments in this area. Added to these poor
appearances, Boise presents a day and night time appearance
of a midway concession area with blinking lights, signs extending
over sidewalks and obstructing a clear view of both the area's
major streets and Capitol building.
21
PAST ACCOMPLISHMENTS EVALUATED
In spite of the problems viewed, a number of important
accomplishments have been achieved in Boise's central area
over the past years and even more progessive action appears
to be under way since the formation of the Boise Planning
and Development Committee and initiation of its programs. Most
of these developments give confidence to the Committee that the
projects and improvements proposed herein can be feasibly
accomplished.
Physical Improvements Viewed
New buildings and parking structures have been developed
in the Core Area during the past four yea1·s. These new facilities
have been primarily oriented to the financial organizations which
have both funds and desire to present an image of an aggressi\·e
company. Other property improvements have been evidenced.
During the course of this study several new programs have been
initiated.
22
~ Formation of a Core Area improvement district resulted
in new downtown lighting - improving night time visi­bility
but also highlighting some of the area's unattractive
features.
~ Facelifting, painting and interior modernization of a num­ber
of Core Area buildings has been undertaken during the
past year-Brookover's, Newberry's, the Simplot Building
and the Sun Building being outstanding examples.
~ Traffic problems have been somewhat eased with completion
of the Front-Grove Couplet, opening of the River Street
bypass, and accomplishment of new street signing and
signal timing.
A New, modern, office space
near CaJJitol.
Planning Programs Initiated
New street lighting installed A.
recently.
The City established a full-fledged planning department late
in 1964 and staffed it with capable personnel who have under­taken
many studies and programs designed to improve the City.
New subdi\·ision and zoning ordinances have been created
and re\·iewed by a broad cross-section of the community. They
will soon be established as planning tools to insure proper de­velopment
throughout the community.
The Boise metropolitan area transportation planning study
is moving into it final study phase. This study, along with City
Transit Study will provide guide lines to further improve Boise.
Redevelopment Organization Formed
The Boise Redevelopment Agency was formed late in 1965
by action of the :Mayor and City Council. This group must play
a major role in any implementaion of recommendations made in
this Development Guide by \vorking in cooperation with the City
and its citizens. Its first major effort is to prepare a General
Neighborhood Renewal Program for the Core Area as approved
by the City Council on l\'Iay 23, 1966.
STUDIES INITIATED
To properly prepare this Development Guide, the Committee
and its task forces have undertaken many detailed studies to
insure the feasibility of the projects proposed and to obtain a
broad cross-section of opinion from the public, property owners
and merchants regarding the best redevelopment approach for
Boise's central area. While many of the studies were carried
out by local professionals in cooperation with public and private
organizations, outside consulting services from economists, land
use consultants and the Urban Land Institute have all been
used to insure the best study results and report presentation.
~ Economic studies were first initiated to determine growth
potentials for the Boise area, factors affecting development,
and key building blocks upon which the Core Area could
be redeveloped.
~ Real estate market analyses were undertaken to determine
the need for residential, office, retail and other land uses
in the Core Area and the feasibility for such developments.
~ Public facilities requirements for governmental offices and
community services were studied and defined both as to
current need and future requirements.
~ Existing land use and building conditions surveys were con­ducted
on a block-by-block basis pinpointing types of occu­pancy,
vacancy conditions and building structure types.
Evaluation of these studies Jed to preliminary selection of
appropriate Core Area development projects. In studying these
projects careful consideration was given to the many alternative
locations available for specific Core Area developments and the
advantages and disadvantages of such alternatives. Traffic circu­lation
and parking modifications for proposed projects were an­alyzed,
utilizing base information from the Boise Metropolitan
Area Transportation Study.
Preliminary designs of Core Area treatments for retail,
governmental and cultural centers were evaluated and prepared.
Concepts of the development and financial programs required
to carry out these projects were studied and evaluated by mem­bers
of the community, the Legal Task Force and other organiza­tions.
23
The Central City Council of the Urban Land Institute sent
six nationally known urban planning and development specialists
to Boise for a week-long study and evaluation of the completed
work. This panel made its own evaluation of the Committee's
studies. They conducted public hearings as to their feasibility
and concept, and made a public presentation of their recommen­dations
and findings to the Committee and citizens of Boise.
Their written report was prepared, submitted to the community
and its complete text was published in the Idaho Statesman
starting March 14 through March 24, 1966.
Revision of the Committee's preliminary plans has now been
made based on the ULI report and the subsequent Committee and
Task Force studies. Participation by more than 100 Boise people
and some 25 outside experts in the above studies, followed by
substantial public review by Boise citizens, has assisted the Com­mittee
in the conclusions and recommendations made in this
report, and the redevelopment plan and program presented in
the following parts of this Development Guide.
24
~ Presentation of preliminary plans to the Urban
Land Institute planning and development experts.
ACTIONS TAKEN
The Committee has geared its studies and program to action
that can be taken now to improve the Core Area. It has not
given a theoretical view of what Boise's City will look like in
1975 or 1980. For this reason, implementation efforts have been
directed in several major areas:
~ Enactment of State enabling legislation to permit City
participation in urban renewal programs.
~ Creation of the Boise Redevelopment Agency.
~ Presentations to Boise citizens of proposed development
projects to insure a better understanding of the Com­mittee,
its work and studies.
~ Coordination of public and private groups to achieve the
objective of Central City development.
~ Acquisition of the Core Area properties by the State to
provide for future expansion.
~ Commitment of existing Core Area business to expand
and new firms to locate here if proposed plans and pro­grams
are undertaken and given public support.
All of the above actions have been successfully initiated - it
is now a total community responsibility to review and implement
the recommendations made in this Development Guide.
Part Ill--Elements of the Plan
~ THE BOISE REGION
~THE BOISE ECOXO:\IY- ITS GRO\\'TH AND POTENTIALS
Employment Growth
Population Gro\vth and Annexation
l\Iarket Potentials and Development Goals
~ THE CENTRAL DISTRICT
Strengths and Weaknesses
Land Uses and Prospects
~ CORE AREA PLANS
The Cultural Center
The Retail Center
The Governmental Center
Other Core Area Improvements
~ TRAFFIC, PARKING AND PUBLIC TRANSIT
Traffic
Parking
Public Transit
~ SUPPORTING AREA PLANS
The Couplet
Capitol Boulevard
A Medical-Professional Complex
THE BOISE REGION
Boise is Idaho's State CapitaL It is presently a city of some
72,000 persons and its metropolitan area (Ada County) has
a present population of more than 104,000. Boise serves as a
major regional center for areas of three states and is the center
of national and international operations of major businesses and
industries headquartered in the City.
Geography and mobility are key words that portend Boise's
economic future and development. From its early beginning the
City's geographical location in the region has given it several
advantages and some handicaps. The Rocky ::\Iountains border­ing
Idaho on the east have been a historic barrier to commercial
movement eastward. However, this barrier has declined with the
rapid changes in the inter-state highway pattern and with more
adequate commercial airline service from Boise to the east and
southeast. Boise's westerly location in the State permits close
economic association with the Pacific Northwest as well as Rocky
Mountain cities, an advantage shared by few communities in the
Intermountain Region. Within 450 miles of Boise are the three
sizeable western markets of Ogden-Salt Lake City, Portland and
Spokane. Highway and air access to these markets and to Denver,
Seattle and San Francisco is good. However, rail freight must
travel 235 miles east to Pocatello before making connections to
the north and south.
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PROJECTIONS Ern & Ern•t
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finance the improvements it needs to make throughout the
community for roads, schools, utilities and other services. As
the Urban Land Institute Panel recommended:
"A long-range capital improvem.ent program is the neces­sary
first step in implementing the community development
plan."
Consumer Markets and Potentials
The extent of Boise's trade area and potential as a consumer
market is largely determined by the number and income of
residents in the economic subregion of ten counties (nine in Idaho
and one in Oregon) that depend on Boise as the central city
to provide various professional, service, and retail activities
that other cities in the area cannot supply. The population of
this area was 231,472 persons in 1960, gaining 18.3 per cent
from 1950, compared with the State's overall growth rate of
13.3 per cent. Ada County and adjacent Canyon County to the
west account for more than 65 per cent of the ten counties'
population.
Effective buying income in the ten-county area averaged
$2,027 per capita in 1965, slightly above the State average of
$1,916. The Boise City average was $2,681 and Ada County's
was $2,471. The remaining nine counties in the trade area had
effective buying incomes considerably lower than the State aver­age,
according to estimates of Sales Management magazine
(June, 1966).
Consumer market potential is also reflected in the record
of retail sales. In spite of declining retail sales position as dis­cussed
in Part II of this report, Boise remains Idaho's leading
retail sales center and accounts for approximately 11 per cent of
the total retail sales in Idaho. More than 68 per cent of Ada
County's retail sales are transacted in the City, but future po­tential
here will only be possible if the new Core Area improve­ments
aR recommended are carried out.
30
Industrial Markets and Potentials
Substantial industrial growth has been experienced in recent
years in the Pacific Northwest and Rocky Mountain areas.
Boise's regional position permits association with both these
regions in marketing raw materials and industrial components.
Freight costs, however, can be a somewhat limiting factor. In
serving markets beyond the ten-county trade area, Boise manu­facturers
are limited largely to products of relatively high unit
value which can absorb long distance delivery costs. Boise's
distance from major metropolitan centers is a handicap to the
location here of industries requiring extensive services, main­tenance,
repairs and specialized supplies or components which
are not locally available.
Boise offers distinct attractions on the other hand for
industries of so-called "foot-loose" types. The number of these
is multiplying steadily with increased mobility of management
and rising labor costs in major metropolitan areas. Boise has
already attracted some industries of the footloose type which
are not closely tied to markets, materials or highlr specialized
labor resources. Such industries, together with additional food
processing and expanded distribution, government, education,
tourist and service activities constitute Boise's chief potential
for future development.
Government Activities
Boise is the administrative center for the State of Idaho
as well as the location of a number of regional offices of various
agencies of Federal government. As the State grows, its govern­ment
activities in Boise will continue to expand. Local govern­ment
growth is also rapidly expanding with annexation programs
of the City and with broadened educational and related public
services required by an expanding population.
Educational Prospects
In 1965 Boise Junior College became a four-year college.
Studies indicate that the potential for expanding this college
into a major university level is both feasible and necessary to
the economic development of the community.
This analysis is further supported by the Urban Land Insti­tute
Study which said:
"Boise Collegr can become a key factor in the economic
development of the commzmity ... The panel recommends
rapid development of Boise Collegr into a University zcith
grad11ate schools of agricultw·e, business, engineering, for­estry,
law and medicine ... In our opinion the Unive1·sity
itself will be an expanding economic actit'ity zcith a grozc­ing
faculty and student body. Beyond this, howeve1·, zcill
be the secondary effects. A university stimulates further
activities.
E.1·i.c;tence of the University could well improve Boise's
chances of attracting somr of thr glamour industries such
as electronics, plastics, and chemicals. It wo1,Zd encourage
the location of food p1·ocessing, research and development
facilities in thr Idaho capital. Managerial and technical
personnel of these indz,stries favm· university communi­ties
!!'hac they can make use of research facilities associ­ated
with the university and enjoy productive contacts
with the faculty."
Tourist Development
For a number of years Boise has actively promoted its
attractions for visitors as the gateway to one of the nation's
primary outdoor recreation areas and last primitive areas. The
continuing national growth of tourism enhances Boise's pros­pects
for an increased volume of tourist business. The excellent
winter sports facilities in the Boise area also present a tourist
complex for year around activity. All of these activities, plus a
growing number of conventions and business visitors, will bring
added requirements for hotel, motel and related facilities in
Boise.
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A. Growing winter s ports area.
Educationa l deYelopment-new college library . ..A.
Regional Trade and Service Potentials
Boise has long enjoyed a strong position as a regional trade
and service center. It has several retail stores and wholesaling
establishments with wide patronage throughout many states.
Boise is also a regional center for financial, medical, professional
and other services, as well as headquarters city for a number of
national and international firms.
Boise's potential for expansion in this area is limited to
some degree by the lack of identification as a center for manu­facturing
growth. Boise is in severe competition with Spokane,
Portland, Salt Lake City and many other communities for this
type of business; and vigorous and persistent efforts must be
maintained to enlarge the boundaries of the territory in which
Boise's influence should be dominant. It also faces added compe­tition
from surrounding cities which are improving their com­munities
and attracting retail and regional service organizations.
To meet this competition, the proposal to establish a regional
distr ibution center at the old Fairgrounds should be given total
community support.
31
THE CENTRAL DISTRICT
The Central District is the single most important concen­tration
of business activity in Boise. In recent years its economic
activity and support to the community have declined with increas­ing
decentralization of facilities and added competitive influ­ences.
The problems of vacancies and sales declines will not be
corrected by projected growth trends alone, nor by merely
adapting concepts of new major downtown offices, apartments,
indw;trial and wholesaling establishments and other facilities
proposed for other cities. These problems can, however, be con­tained
by feasible redevelopment programs proposed in this
Development Guide for Boise.
The future of the Central District depends on community
action now to insure that business, service and civic functions
presently in the area do not deteriorate furthet·. While primary
emphasis has been given to the Central District and its Core
Area in the studies of the Boise Planning and Development Com­mittee,
the Committee also has recognized the importance of
other City areas, and adjacent developments and access that are
of vital concern to the community. In this regard the Committee
has given study to planning requirement..c; for the Couplet and
Capitol Boulevard approaches to the Core Area and to other com­munity
activities that must also be carried on for industrial,
educational, tourist and related developments if the heart of
Boise is to be improved.
32
OPPOSITE PAGE
~~J~{~i;l BOISE CENTRAL DISTRICT
- BOISE CORE AREA
Strengths and Weaknesses
The Central District has a number of advantages and
disadvantages that affect its future development. While some
of these are related to its physical location and environment and
cannot be substantially changed by community action, others
lend themselves to improvement programs that are both feasible
for Boise and capable of accomplishment at the local level.
The physical location of the Central District results in an
off-center population concentration that adversly affects its retail
and 1·;··"·'· '_',, •••••••• _.. - ,-, ,,,,,, ~~=-=-•·' .
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OTHER CORE AREA IMPROVEMENTS
In addition to the three major center development projects
for the Core, there are other area improvement programs that
must be initiated to adequately support these developments.
If people are to visit, shop and work in these centers, park­ing
additions along with traffic and transit changes are needed
as discussed later in this report. If development is to take place
for major center facilities, new locations must be provided in
close proximity for firms displaced. If more people are to be
attracted to the Core, its visual appearance and maintenance of
public areas must be further improved. All of the above actions
provide new opportunities for Core Area firms, property owners
and new business to expand and grow as major development
projects are initiated and completed.
Land Use Plans and Opportunities
The proposed land uses for the Core Area have been pre­viously
presented. These land uses indicate the primary locations
recommended for the major developments in view; they also
indicate basic uses for adjacent properties.
48
These other land use definitions are not precise recommen­dations
for particular buildings. They are, however, general
treatment concepts that deserve consideration by the Planning
Commission and City Council when approving developments
in these blocks.
These proposed land use concepts provide flexibility to
the plans of the Core Area that the Boise Redevelopment Agency
can use when establishing specific redevelopment projects. A
good example of such modification is in the Retail Center Concept
where major retail facilities could also be relocated between
Capitol and Eighth and Grove and Idaho if market demand
should warrant, or if redevelopment of recommended areas can­not
be accomplished as proposed.
Other adjacent land use concepts have been recommended
primarily to insure the ability of some Core Area firms to re­locate
in close proximity to new developments. This should stimu­late
their growth and improve income prospects for their owners.
Plans for Visual Change
While no specific theme for the visual treatment of the Core
Area is set forth in this report, it is important that such treat­ment
be given to certain blocks where, as determined in project
studies of the Boise Redevelopment Agency, modernized store
fronts and other improvements can be made. Such plans have
helped to create downtowns in other communities that are more
enticing to both visitors and shoppers, and potential industry in­vestors.
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The Urban Land Institute study has further emphasized
this point by reminding Boise that:
"Downtown becomes a day older every day. If a consistent
m.odernization pro~qram is not carried out on a continuing
basis, the time will come when it will be too late to modern­ize.
The retail cm·e will cease to exist. In Boise there is no
market fm· 1·eplacement of this land use."
Some concepts for visual chang-e and design that could be
incorporated in the plans for the Core Area include:
~ Street Lighting Design-The flavor and feel of a special
area of the City can rapidly be captured by the use of
special street lamps in addition to the present lighting
program. For example, they may be of contemporary
Scandinavian design, antique gas lights, carriage lights,
or many other styles and designs that could be established
as part of the project plan.
~ Marquee Design-Street lights can be augmented by a
continuous marquee which would serve the double purpose
of protecting pedestrians and unifying the diverse exist­ing
architectural elements. Special attention should be
given to the width of the overhang and methods for incor­porating
trade style signs in conformance with the gen­eral
philosophy of sign control.
~ Sidewalk Widening-With the removal of on-street park­ing
and parking meters at heavy traffic points, attention
should be paid to the sidewalk width and surface, such as
washed aggregate with dividers or other suggestions
which would conform to local codes and climate and
present interesting textures and patterns.
~ Planting and Decorating-Focal points of interest should
be established together with their design criteria, such
as planter boxes, newspaper and flower kiosks, drinking
fountains, benches and others.
~ Overhead Walkways---Using the existing overhead ramp
at the Bon Marche as a guide, consideration should be
given to additional overhead ramps. If enclosed, they
should be air-conditioned with periodic stairways to the
street, escalators within major stores and special canopies
covering the walkways which would tie in architecturally
with the marquee design.
Plans for Public Facilities
With the developments proposed, the City, public utilities
and other related public groups will need to prepare their own
plans and schedules for street, water, power, sewer, railroad
and other changes that are necessary for proper development.
Again such plans will require detailed treatment in project
studies of the Redevelopment Agency and development programs
by private investors.
Development Program
Implementation of the plans and programs as set forth
above require cooperation of public and private groups - both
assisted by action of the Boise Redevelopment Agency. The
Greater Boise Chamber of Commerce can also work to initiate
such improvements, as can merchant groups, property owners
and others such as those who have recently established a new
improvement district for street lights in the Core Area.
49
TRAFFIC, PARKING AND PUBLIC TRANSIT
The development of new retail, cultural, and governmental
centers in the Core Area with expected increases in the number
of daily workers, shoppers and visitors will pose added problems
for the handling of traffic and parking. Such development, how­ever,
should provide added feasibility to re-establishing a work­able
and efficient public transportation system servicing not only
the Central District but the entire community.
Traffic
The Boise Planning and Development Committee and its AEP
Task Force have worked closely with City, County and State of­ficials
to evaluate the many traffic pattern alternatives for the
Core Area. Based on the major projects proposed for the Core and
the possible street closures, traffic assignment studies were made
and computer analyses of traffic volumes were prepared by the
State Highway Department.
50
The results of these studies indicate feasible traffic solutions
and improved Core Area access with completion of the traffic
improvement programs as shown on the following map and
recommended below.
~ Bypass routes to carry traffic not destined for the Core
should be further improved as initiated along the south­ern
and easterly extension of 23rd-River Street, and as
previously proposed by the City Planning Commission
for the northern and westerly routing along Fort, State
and Hays Streets.
~ Couplet extension to permit the continued flow of traffic
through the Core should be made as shown, with an
alternative routing considered to utilize the recent
Myrtle Street widening.
~ Sixth Street access from Capitol Boulevard to the pro­posed
Cultural Center and Federal Building should be
developed along with an improved southerly exit along
Eighth Street.
~ One-way street patterns should be revised as shown to
allow for better circulation within and around the retail,
cultural and governmental centers.
~ On-street parking should be eliminated along some
streets when the average daily traffic reaches 8,000 to
10,000 cars - an amount that can soon be expected
with projected Core Area improvements.
Most of the above traffic recommendations will need to be
given detailed treatment in the area and project plans of the
Boise Redevelopment Agency. This treatment as discussed by the
Urban Land Institute must consider that:
" ... One of the most important objectives of a workable
central core plan must be to develop a traffic pattern that
will make it easier to come downtown with reasonable
speed and minimum traffic delay."
Also, the Boise Metropolitan Area Transportation study will need
to provide for Core Area developments as proposed.
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Part .IV -Program for Action
~ BPlSE. RF.lDEVELPPMENT AGENCY
Planning for Renewal Programs
Uldng Urban Renewal . ·
~CITY
~COUNTY
~STATE·
~ CHAMBER PF CPIQil';RCl!:
• CITIZENS AND OTllERs.
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PROGRAM- FOR ACTION
The previous pa.rt;e of this: report have ~ various
ele;ments of the Boise Plamrlng and Development Committee's
study and havt: presented plana for redevelopment. ·However,
plans for the initiation of Boise' A improvements as set forth in
this report; no matter how well conceived, are- useless· without
a development program that· can be reaJisticaDy accomplished.
This proposed development program for Boise ·combines the
·resources and support of private investors -and developers, pablie
agencies and the people of the community_ to achieve the goals
for an improved City that can better serve its citizens and busi­nesses.
The respoDBibility f!lr implementing the v-arious phaSes of
this program rests with many groullll and individuals. ilowever,
the primary responsibility. for planning and Coordina,tion of the
proposed devel!lpmeitts mast rest with-the Boise Redevelopment
Agel)cy and the City Council members who study and approVe
Agency programS. - ·-
ACTION 8Y THE BOISE REDEVELOPMENT
AGENCY
With appMVal of the City Council, and in cooperation with
private enterprise, the Boise Redevel!lpment Agency is the or"
ganization best qualified til take the lead in carrying out the
physical recievelopment of Boise's Central District. As recom­mended
hy the Urban Land Institute:
"The action p/uJBe of the progmm psrlw.ps wen more t1um
the planning plw.Be JOill dema1Ul. etmti1Hted dWect in'IIOW&­m611t
of BoiBe's citrie,lnurinus and g0118'r1lmmtul feadm!Aip.
The Boise RedeiJelvpment Ag671.C1f ill reBpOftBible for imple­menting
many of the proposed action progmms. The Ag671.C1f
will need continued . guidtl:Me a1Ul. support from tke com­munity'
s lnurin688leaders a1Ul. eitizeti.B." ·
The Agency was established in late 1965 following enact-ment
of the State enabling legislation. The Mayor, with City
Council approval, appointed its chairmen and members.
The Agency_ has COJN)Ieted several essential Jll'OII'l'IIDI8 as
follows:
-~ Legal counsel has been appointed
• By-laWl for Agency operatiODS have been adopted
. _ ~ The area of study for prep&r&tion of a General Neighbor­hood
~ewal Plan (needed to guide Ageacy programs) has
been delined til be the same as the Core Area established in
this report, and has been apjlroved by the cn;Y Council
~- Application for survey and planning funds for a -General
Neighborhood Renewal-study has been submitted ro the De­partment
of Hollliing and Urban Development.
The Agelllly must now undertake a number of other ~"r pro-grams
that include: .
• Employment of an exeCutive direct!lr ro administer its pro-grams
-
~ Preparation and approval of the General Neighborhood Re-
. newa) plan · · .
~ Defiaition and approval of project study areas
~ Application for project survey and planning fuada
• Preparation and approval of il project plan
~ Execution of the project plan by:
• Acquiring land in the project area
• Relocating existing occupants ro ·other suitable sites
• Demolishing and/or rehabilitating existing facilities
• Developing off-site improvements
• Selling land ro public or private groullll for develoP-ment
·
• Coordinating development efforts in the project area